HomeMy WebLinkAboutG10-18 Ordinance No. G10-18
AN ORDINANCE
AMENDING ORDINANCE NO. G26-09 CLASSIFYING A PORTION OF
THE PONDS OF STONY CREEK PROPERTY IN THE PCF PLANNED
COMMUNITY FACILITY DISTRICT
WHEREAS, the property herein has previously been annexed to the City of Elgin; and
WHEREAS,the property has previously been classified in the PCF zoning district pursuant
to Ordinance No. G8-06, as amended in its entirety by Ordinance No. G26-09; and
WHEREAS, written application has been made to amend the approved land plan for the
subject property known as The Ponds of Stony Creek Property; and
WHEREAS, after due notice in the manner provided by law the Planning and Zoning
Commission conducted a public hearing on December 5, 2016 concerning said application; and
WHEREAS, the Community Development Department and the Planning and Zoning
Commission have submitted their written Findings of Fact and 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 and affairs; and
WHEREAS, zoning, including, but not limited to, this ordinance granting an amendment
to the PCF Planned Community Facility District 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 December 5, 2016, 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 No. G26-09 previously adopted by the City Council of the
City of Elgin and classifying the property described therein in the PCF Planned Community
Facility District is hereby amended as follows:
A. Section 2 of Ordinance No. G26-09 is hereby amended to read as follows:
"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 laid out in the 'Zoning District Map', as amended, be
and are hereby altered by including in the PCF Planned Community Facility
District, the following described property:
Those areas on the attached zoning exhibit for The Ponds of Stony Creek
prepared by CEMCON, Ltd., and dated March 17, 2008, revised November
3, 2016, and designated thereon in the PCF Planned Community Facility
District."
B. Section 3G1 of Ordinance No. G26-09 is hereby amended to read as follows:
1. Supplementary Conditions. In this PCF zoning district, the use and
development of land and structures shall be subject to the following
conditions:
a. Substantial conformance with the Annexation, Zoning and
Subdivision Application and Planned Development Plan for The
Ponds of Stony Creek, including but not limited to:
1. The"Preliminary Plat of Subdivision for The Ponds of Stony
Creek" prepared by CEMCON, Ltd., with the last revision
date of October 13, 2017; and the "Final Plat of Subdivision
for the Ponds of Stony Creek Unit 1" prepared by
CEMCON, Ltd. with the last revision date of August 4,
2017.
2. "Final Engineering Improvement Plans for Ponds of Stony
Creek -- Units 1 & 2" prepared by CEMCON, Ltd., dated
May 24, 2006 with last revision date August 2, 2017.
3. "Final Landscape Plan Ponds of Stony Creek Units 1 & 2"
prepared by Gary R. Weber Associates, Inc. dated October
17, 2017.
4. The Park Concept Plan prepared for CalAtlantic Homes by
Gary R. Weber Associates, Inc. dated April 14, 2017 and the
Preliminary Cost Opinion for Park Landscape Work
prepared by Gary R. Weber Associates, Inc. dated January
25, 2017.
5. Two-page "The Ponds of Stony Creek Statement of
Purpose" dated September 23, 2016.
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6. The"Roadway Improvement Plans for Ponds of Stony Creek
— McDonald Road" prepared by CEMCON, Ltd, dated
October 19, 2016 with the latest revision date of August 1,
2017.
7. The "Final Engineering Plans for Ponds of Stony Creek —
Offsite Watermain Improvement Plan" prepared by
CEMCON, Ltd dated February 19, 2007 with the latest
revision date of July 20, 2017.
8. The "Final Engineering Plans for Ponds of Stony Creek
Phase 1-3 Lift Station and Offsite Sanitary Sewer
Improvement Plan" prepared by CEMCON, Ltd dated April
14, 2017 with the latest revision date of September 5, 2017.
9. Further revisions to the foregoing plats of subdivision shall
include but not be limited to revisions to comply with Title
18 of the Elgin Municipal Code; easement provisions to be
modified and dedicated to appropriate parties as approved by
the City Engineer; and assignment of ownership and
maintenance responsibilities to the homeowners association
of common features.
10. Changes to any of the aforesaid plans proposed by the
developer that are (i) in the nature of construction revisions
resulting from field conditions and (ii) determined by the
City's engineer or Corporation Counsel to be generally
consistent with the purpose and intent of the originally
approved plans shall be allowed.
b. Any subdivision entrance sign generally along McDonald Road
shall include "'City of Elgin" or similar language to inform persons
that the subdivision is located within the city limits.
C. All street lights shall include a top cover and interior optical
assembly designed to ensure that each street light meets full cutoff
classification as measured by the Illuminating Engineering Society
of North America (IESNA).
d. The incorporation into final engineering plans and specifications of
engineering and stormwater plans best management practices
recommended by the U.S. Department of Interior, Fish and Wildlife
Service and applicable regulatory agencies at The Ponds of Stony
Creek planned development, to the extent that any such
recommended practices are required by the city engineer utilizing
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generally accepted engineering practices and do not conflict with
local codes and ordinances.
e. No private wells shall be drilled upon the subject property for any
purpose, including irrigating individual lots or common areas.
f. Conformance with all applicable city codes, ordinances, rules,
regulations, policies, and procedures is required for plats,plans, and
other associated documents, unless departures have been expressly
granted herein or by prior city council action.
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. 26-09. In the event of any
conflict between this ordinance and Ordinance No. G26-09, this ordinance and associated
documents shall control and prevail.
Section 2. That this ordinance shall be in full force and effect immediately after its
passage in the manner provided by law.
David J. Ka ain, ayor
Presented: January 24, 2018
Passed: January 24, 2018
Vote: Yeas: 9 Nays: 0
Recorded: January 24, 2018
Published: January 25, 2018 =�
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Kimberly Dewis, City Jerk
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EXHIBIT A
December 5, 2016
RECOMMENDATION & FINDINGS OF FACT
OF THE COMMUNITY DEVELOPMENT DEPARTMENT AND
THE PLANNING & ZONING COMMISSION
CITY OF ELGIN, IL
Community Development Department City of Elgin,Illinois
OVERVIEW
Provided herein are the written findings and recommendation of the Community Development
Department and the Planning&Zoning Commission regarding Petition 20-16,an application by the
CalAtlantic Group,Inc.,Daniel B.Light and Leah Rae Light,and The Residential Land Fund I,L.P.
requesting amendments to the previous approvals for the unbuilt subdivision known as the Ponds of
Stony Creek. These 278 acres are located along the south side of McDonald Road, east of Corron
Road.This property was part of an even larger annexation in 2006,which included several hundred
more acres mostly west of Corron Road.The applicants propose to keep the street layout essentially
the same as that which was approved in April 2009 (when additional land was added to that
previously annexed in 2006) and decrease the typical minimum lot width for a single-family home
from 90 feet to 80 feet.As a result,the number of lots would increase from 430 to 505. Importantly
however,in June 2011,the Kane County Forest Preserve purchased most of the land west of Corron
Road that was part of the original annexation—approximately 370 acres that was planned for 573
single-family homes. Therefore, even with the 75 additional lots proposed by the applicants at the
Ponds of Stony Creek,this area will still have almost 500 fewer houses than that originally intended.
The applicants propose to offer the same single-family homes being built by CalAtlantic at Cedar
Grove at the Ponds of Stony Creek,plus four additional models from which to choose.According to
the website for CalAtlantic Homes, starting prices for single-family homes at Cedar Grove range
from approximately$260,000 for the 2,400 square foot Auburn model to approximately$338,000 for
the 3,800 square-foot Newcastle model. Only five home sites remain and two other quick move-in
homes are available;the two move-in homes are Windsor models, listed at$347,300 and$377,769.'
The other notable change to the land plan involves the amount of buffer provided along Arlington
Estates — the Campton Hills subdivision located immediately to the east. That setback has been
increased, as measured by the distance of a residential lot in the Ponds to the eastern lot line of the
Ponds, in all but one unique instance. The measurements are provided within the Background &
Development Detail section of this Review.The applicants also propose to remove the walking trails
originally planned within this open space to provide additional privacy for Arlington Estates'
residents. Now this area will include native prairie grasses and some landscape material along a
series of 3-to 8-foot high,undulating berms. The plan still includes two large parks—four acres in
1 http://www.calatiantichomes.com/find-your-new-home/5-chicago/4301-cedar-grove.html (November 1,2011).
Recommendation & Findings of Fact
Petition 20-16
December 5, 2016
Page 2
the north,and five acres in the south--but the applicants propose removing the club house that was
originally included in the 2009 plan. This specific area would now contain single-family homes.
GENERAL INFORMATION
Petition Number: 20-16
Requested Action: Approval of Second Amendment to Annexation Agreement,
Amendment to Planned Development Ordinances G25-09 (PSFR2)
and G26-09 (PCF), Amendment to Preliminary Plat, and Final Plats
for Units 1 and 2
Current Zoning: PSFR2 Planned Single-Family Residence District
PCF Planned Community Facility
Proposed Zoning: PSFR2 Planned Single-Family Residence District
PCF Planned Communi!y Facility
Existing Use: Vacant/Agricultural
Proposed Use: Single-Family Homes
Subject Property: 4001 McDonald Road (more specifically identified by the Kane
County Property Index Numbers 05-36-300-009,05-36-300-018,05-
36-300-019,08-01-100-002,08-01-100-003,08-01-100-005,08-01-
100-006, 08-01-100-007, and 08-01-300-001; also previously
referred to as 3801 McDonald Road)
Applicants: CalAtlantic Group, Inc., Daniel B. Light and Leah Rae Light, and
The Residential Land Fund I, L.P.
Owners: CalAtlantic Group, Inc., Daniel B. Light and Leah Rae Light, and
The Residential Land Fund 1, L.P.
Staff Coordinator: Marc S. Mylott, AICP; Director Community Development
Recommendation & Findings of Fact
Petition 20-16
December 5, 2016
Page 3
LIST OF EXHIBITS
A. Aerial/Location Map
B. Zoning Map
C. Parcel Map
D. Site Perspective Exhibit
BACKGROUND & DEVELOPMENT DETAIL
In 2006, the city annexed hundreds of acres in/around the intersection of McDonald and Corron
Roads,including approximately 228 acres of the Subject Property called Stony Creek East. In April
2009,the city annexed approximately 49 acres adjacent to Stony Creek East,known as the Capitani
Parcel, and it was jointly planned for residential development with Stony Creek East. The new,
coordinated development covered approximately 278 acres and was called the Ponds of Stony Creek
(hereinafter referred to as the Ponds).The Ponds included 430 home sites,a clubhouse facility,and
neighborhood parks connected by a system of pedestrian/bicycle trails.
Now,the owners of the Ponds--CalAtlantic Group, Inc., Daniel B. Light and Leah Rae Light,and
The Residential Land Fund I, L.P. --request a second amendment to the annexation agreement, an
amendment to the planned development ordinances,an amendment to the preliminary plat,and final
plat approval for units 1 and 2. The purpose of these requests is to increase the number of single-
family home sites from 430 to 505 generally within the same street layout as that which was
approved in 2009. In most cases, this increase would be accomplished by decreasing the typical
minimum width of lots from 90 feet to 80 feet, but in some places additional lots would be added
where streets were once single-loaded and where the subdivision clubhouse was once proposed.
Importantly however, the net density only increases from 3.10 dwelling units per acre to 3.51
dwelling units per acre—still well within the low-density residential range recommended within the
2005 Comprehensive Plan for this land. The comprehensive plan suggests that the appropriate net
density for land within this classification be between 2.1 and 4.0 dwelling units to the acre.Applying
that range to the acreage of the Subject Property would yield approximately 300 to 575 single-family
homes.'- It was also noted in the Overview section of this Review that, in June 2011, the Kane
County Forest Preserve purchased land already annexed to Elgin and approved for 573 single-family
homes. As a result, even with the 75 additional lots proposed within the Ponds of Stony Creek,this
area will ultimately have almost 500 fewer homes built than that number originally planned.
2 These net density calculations used 143.7 acres as the amount of the Subject Property allocated to residential uses,
and this number came from the proposed preliminary plat dated September 14,2016.
Recommendation & Findings of Fact
Petition 20-16
December 5, 2016
Page 4
To provide concrete examples of existing Elgin neighborhoods with similarly sized lots as those now
proposed by the applicants, consider the single-family homes at Cedar Grove,which are also being
developed by CalAtlantic and which are located at the southeast corner of Bowes Road and Corron
Road; these lots have a minimum lot width of 75 feet. Within the Providence subdivision, located
between Bowes Road and Route 20, west of Randall Road, almost 450 single-family homes were
approved with a minimum lot width of 66 feet, and another 324 lots were approved with an 80-foot
minimum lot width. These single-family homes comprise almost 73 percent of the more than 1,000
units in Providence, and almost 21 percent of the remaining units were townhomes. Finally,within
the traditional,single-family residential portion of the Bowes Creek Subdivision,located north of the
Ponds,more than 60 percent of these over 400 lots were approved with minimum lot widths of 80 or
75 feet.
The applicants propose to offer the same single-family homes being built by CalAtlantic at Cedar
Grove at the Ponds of Stony Creek, plus four additional models from which to choose, and
representative samples of each are provided within the application. According to the website for
CalAtlantic Homes, starting prices for single-family homes at Cedar Grove range from
approximately$260,000 for the 2,400 square foot Auburn model to approximately$338,000 for the
3,800 square-foot Newcastle model. Only five home sites remain and two other quick move-in
homes are available;the two move-in homes are Windsor models,listed at$347,300 and$377,769.3
No specific house plans were provided within the earlier approvals for the Ponds; instead, those
approvals established architectural guidelines and sample renderings of the intended architecture.
Said guidelines established requirements that complied with, but in other cases exceeded, the
requirements of the city's Far West Area design guidelines for residential homes. These guidelines
are provided as an attachment to this Review,and no changes are proposed thereto except that three
of the 10 models now proposed would have two-car garages rather than three-car garages.It was also
suggested within by the original guidelines by the sample renderings,but importantly not required,
that the homes would have side-loaded garages;the applicants are not proposing products with side-
loaded garages at this time.
The other notable change to the land plan involves the buffer along Arlington Estates—the Campton
Hills subdivision located immediately to the east. Recalling that the location of most streets has not
changed,the applicants propose to increase the distance of the residential lots from the east lot line in
all but one instance. Lot 237 is now approximately 230 feet away whereas a residential lot on the
2009 plan was approximately 160 feet away; and Lots 226 and 227 are now approximately 210 feet
away from the east lot line whereas residential lots on the 2009 plan were approximately 150 feet
away. The one exception is an oddly angled corner of proposed Lot 37; that point is approximately
170 feet away where a lot on the 2009 plan was approximately 230 feet away. The applicants also
propose to remove the walking trails originally shown within this open space to provide additional
3 httn://www.calatlantichomes.com/find-your-new-home/5-chicago/4301-cedar-jzrove.htmi(November 1,2011).
i
I
Recommendation & Findings of Fact
Petition 20-16
December 5, 2016
Page 5
privacy for Arlington Estates' residents. Now this area will include native prairie grasses and
landscape material along a series of 3-to 8-foot high,undulating berms. Similarly,the proposed plan
continues to honor a 2007 settlement agreement that provides a 15-foot natural buffer along a portion
of the western lot line that abuts property owned by Campton Township. Finally,the proposed plan
still includes two large parks—four acres in the north, and five acres in the south--but the applicants
propose removing the club house that was originally included in the 2009 plan.
Of note, at the suggestion of the Community Development Department, a second internal street
connection has been provided between Unit 2 (to the north) and Unit 4 (to the south) to make the
subdivision compliant with Appendix D of the 2012 International Fire Code. Section D107.1 limits
the number of single-and two-family homes to 30 or less when only one fire apparatus access road is
provided.Also at the suggestion of the Community Development Department,the proposed second
amendment to the annexation agreement removes language which exempted the Ponds from
complying with any fire sprinkler ordinance for the first five years following the first recording of a
final plat.With this language struck,any builder within the Ponds must comply with the current city
building and life/safety codes and provide extra-ordinary protection to engineered joists used on the
ground-floor. Currently, CalAtlantic uses dimensional lumber for its homes in Cedar Grove.
FINDINGS
After due notice as required by law, the Planning and Zoning Commission conducted a public
hearing in consideration of Petition 20-16 on December 5, 2016. Testimony was presented at the
public hearing in support of and against the application.The Community Development Department
submitted an Annexation,Planned Development,and Subdivision/Plat Review and Written Findings
and Recommendation to the Planning & Zoning Commission dated December 5, 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 most-recent finding for this subdivision 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 contains 277.7 acres,
including the Capitani Parcel(49.4 acres)and the RLF Parcel(228.3 acres). Elevations range
from a low point of 834 feet located within the southeastern portion of the site, to a high
point of 877 feet located within the southwestern portion of the site,for a maximum relief of
Recommendation & Findings of Fact
Petition 20-16
December 5, 2016
Page 6
43 feet. The property is traversed by a natural drainage system which flows generally from
west to east. There are floodplains and wetlands associated with this drainage system. The
natural flow of this drainage system has been interrupted by a man-made lake,which is to be
retained as a development feature within common open space areas designed into the project.
There are a number of wooded areas located along the outside boundaries of the development
site.
B. Sewer and Water Standard. The suitability of the subjectpropertyfor the intended planned
development with respect to the availability of adequate municipal water, wastewater
treatment, and storm water control facilities.
Findings.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 is tributary to the Bowes Creek Interceptor Sewer
System. CalAtlantic is preparing to construct an appropriately sized lift station in the nearby
Bowes Creek Country Club Subdivision, and this lift station and related sewer extensions
will have the capacity to serve the Ponds and other development projects within its service
area. Water mains are proposed to be looped through the subdivision from various
connection points and to be connected to major transmission mains serving the west pressure
zone. Stormwater management will be provided in conformance with the standards and
regulations of the City of Elgin and Kane County Stormwater Management Ordinances.
C. Traffic and Parking Standard. The suitability of the subject property for the 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 is suitable 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. The subject property has frontage along McDonald Road.
McDonald Road is an arterial road which serves the southwest portion of the Elgin Planning
Area, and areas located in the Village of South Elgin and in unincorporated Kane County.
McDonald Road is a west extension of the Stearns Road Bridge corridor,which bridges the
Fox River and provides a new east/west regional arterial road corridor through Kane and
DuPage Counties.
The Ponds includes two points of access to McDonald Road, and the Engineering
Department will require turn lanes into the subdivision. The applicants will be dedicating
additional right of way along McDonald Road to facilitate future construction of additional
lanes and improvements which will provide local and regional benefits to traffic conditions.
While the proposed changes to the Ponds of Stony Creek add 75 single-family homes east of
Recommendation & Findings of Fact
Petition 20-16
December 5, 2016
Page 7
Corron Road, the 2011 Kane County Forest Preserve purchase of approximately 370 acres
west of Corron Road removed the trips associated with 573 single-family homes from the
anticipated demands on Corron and McDonald roads.Roadway impact fees required by both
Kane County and the city will be collected to fund future roadway improvements.
Three proposed local streets are stubbed to neighboring undeveloped properties to allow for
the future distribution of neighborhood traffic to the south and west. Also,right-of-way will
be reserved along the east lot line of the subdivision to permit a future connection between
the Ponds and Arlington Estates via Phar Lap Drive should it be deemed desirable; to be
certain,construction of said connection is not proposed as part of this development.Finally,
at the suggestion of the Community Development Department, a second internal street
connection has been provided between Unit 2(to the north)and Unit 4(to the south)to make
the subdivision compliant with Appendix D of the 2012 International Fire Code. Section
D107.1 limits the number of single- and two-family homes to 30 or less when only one fire
apparatus access road is provided.
Parking for the proposed residential dwellings will be provided in conformance with the Off-
Street Parking Ordinance.
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 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 majority of the subject property was annexed to the city in 2006 and zoned for
single-family residential development. The remaining portion of the subject property was
annexed and similarly zoned in 2009. Prior to annexation and currently, the entirety of the
subject property was/is used for agricultural purposes.
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 subject property is suitable for the intended planned development with respect
to consistency and compatibility with surrounding land use and zoning. The majority of
surrounding properties are located in the Village of Campton Hills or unincorporated Kane
County.Corron Farm,an open space area owned by the Campton Township,is located to the
west of the subject property within the Village of Campton Hills,and the proposed land plan
honors a 2007 settlement agreement about the treatment along portions of this common lot
Recommendation & Findings of Fact
Petition 20-16
December 5, 2016
Page 8
line.The surrounding land uses located to the north, south,and east are either improved with
estate homes or are in agricultural use.Along the east lot line,the plan provides a very wide
setback that will be designed to provide a buffer and appropriate transition to the estate-type
homes located within the adjacent Arlington Estates subdivision.Arlington Estates is located
within the Village of Campton Hills.
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 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 areas located west of Randall Road and in the Elgin Planning
Area represent a significant phase in the city's future growth and development,even though
the Kane County Forest Preserve recently purchased several hundred acres of land that was
annexed to the city in 2006,west of Corron Road and south of McDonald Road.The city has
adopted and updated plans showing the ability to extend sanitary sewer and water service
throughout this portion of the Elgin Planning Area to support annexation and development.
Developments in the last approximately 10 years that have been approved by the City in the
area of the subject property include Bowes Creek Country Club,Stonebrook,and Providence.
G. Planned Development Districts Standard. The suitability of the subject property for the
intended planned development with respect to conformance to the provisions for thepurpose
and intent, and the location and size of a zoning district.
Findings.The proposed amendments to the previously approved planned developments is in.
substantial conformance with the purpose and intent of the planned development provisions
of the ordinance. As it relates to this standard,the applicants seek only to amend previously
approved zoning classifications of PSFR2 Planned Single Family Residence District and PCF
Planned Community Facility District.No new departures are requested except to the extent
that the PSFR2 ordinance references compliance with the architectural guidelines approved
with the original annexation. In this case, that reference would be amended to reflect that
three of the 10 models now proposed would have two-car garages rather than three-car
garages.The zoning district lines between the two types of districts will be adjusted slightly
to reflect the minor changes to land uses described within these Findings and as shown upon
the submitted preliminary and final plats and zoning map.
The purpose and intent of the provisions of the planned developments is to accommodate
unique development situations, subject to the provisions of Chapter 19.60, Planned
Developments. Planned districts should be located in general conformance with
Recommendation & Findings of Fact
Petition 20-16
December 5, 2016
Page 9
Comprehensive Plan, and comprise at least a minimum two acres of land.The purpose of the
PSFR2 District is to provide a planned urban residential environment of moderate density for
single family detached dwellings.A PSFR2 zoning district is most similar to,but departs from
the standard requirements of the SFR2 zoning district. The purpose of thePCF District is to
provide a planned environment for various types of community facilities, including parks and
open space, and other recreational amenities. A PCF zoning district is most similar to, but
departs from the standard requirements of the CF zoning 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.
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 ofthe
official comprehensive plan.
Findings.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"Low Density Residential(2.1 dwelling units to 4 dwelling
units per net acre)" and "Parks and Open Space" land use classifications of the city's 2005
Comprehensive Plan and Design Guidelines.The net density of the 2009 land plan was 3.10
dwelling units per acre, and the net density of the proposed land plan is 3.51 dwelling units
per acre.4
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.
4 Net density calculations used 143.7 acres as the amount of the Subject Property allocated to residential uses,and
this number came from the proposed preliminary plat dated September 14,2016.
Recommendation & Findings of Fact
Petition 20-16
December 5, 2016
Page 10
Findings.The most-recent finding for this subdivision 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.
The property is traversed by a natural drainage system which flows generally from west to
east. There are floodplains and wetlands associated with this drainage system. The natural
flow of this drainage system has been interrupted by a man-made lake, which is to be
retained as a development feature within common open space areas designed into the project.
There are a number of wooded areas located along the outside boundaries of the development
site.CalAtlantic proposes to avoid impacting the drainage corridor and wetland areas. Buffer
areas surrounding delineated floodplains and wetlands will be landscaped with native plant
materials to protect the water resources and to expand wildlife habitat.
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 most-recent finding for this subdivision has not changed:The subject property
is suitable for the intended planned development with respect to the internal land use
standard. The proposed subdivision will be regulated by the terms and conditions of the
annexation agreement, and by the planned development ordinances controlling the use and
development of the residential areas(PSFR2 District),and the active and passive open space
areas (PCF District). The annexation agreement, as amended, and planned development
ordinances are intended to prevent undue detrimental influence on the proposed internal land
uses and on surrounding properties.
PLANNED DEVELOPMENT DEPARTURES AND EXCEPTIONS
No new zoning departures are requested in conjunction with this application. Previous approvals
provided relief to Section 19.25.335(E.4),Minimum Rear Setback,and that departure would remain.
In the SFR2 District, the minimum building setback from a rear lot line is 40 feet. The planned
development permits a 20-foot rear setback on lots that would allow walkout and lookout access
from basement levels of the residence, for the limited purpose of allowing"balconies"to encroach
as much as 20 feet into the required 40-foot rear building setback. Previous approvals also included
two departures to the subdivision requirements regarding centerline curve radiuses and cul-de-sacs.
Those departures would also remain.
Recommendation & Findings of Fact
Petition 20-16
December 5, 2016
Page 11
As discussed earlier, the condition within the PSFR2 planned development ordinance which
referenced compliance with the original architectural guidelines would be amended to include the
proposed models. Those models show that three of the said models would-have two-car garages
instead of three.
RECOMMENDATION
The Community Development Department and the Planning and Zoning Commission recommend
approval of Petition 20-16, including the requested additional departures, subject to the following
conditions:
1. Substantial conformance to the Development Application submitted by CalAtlantic Group,
Inc., Daniel B. Light and Leah Rae Light, and The Residential Land Fund I, L.P. dated
received October 14, 2016 and the supporting documents including:
a. Two-page "The Ponds of Stony Creek Statement of Purpose," dated September 23,
2016;
b. One-page "Preliminary Plat for the Ponds of Stony Creek,"prepared Cemcon,Ltd.,
dated completed September 14, 2016;
C. Six-page"Final Plat of Subdivision for the Ponds of Stony Creek Unit 1,"prepared
by Cemcon, Ltd., dated completed September 13, 2016;
d. Seven-page "Final Plat of Subdivision for the Ponds of Stony Creek Unit 2,"
prepared by Cemcon, Ltd., dated completed September 13, 2016;
e. 11-pages Landscape Plan titled,"Landscape Plan for the Ponds of Stony Creek Units
1 & 2", prepared by Gary R. Weber Associates, Inc., dated October 4, 2016; and
f. Front elevation and floor plans for the Auburn(dated July 2013),Huntington(dated
July 2013),Windsor(dated July 2013),Manchester(dated August 2013),Normandy
(dated August 2013)and Revised Normandy(dated October 13,2016),Oxford(dated
July 2013),Newcastle (dated November 2013),Ridgefield(dated October 13,2016),
Carrington (dated October 13, 2016), and New Plan/Bluestone (dated October 13,
2016).
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. The front elevations and floor plans provided with this application are illustrative only, and
the applicants shall provide elevations depicting each side of each model and dimensioned
floor plans to ensure that all house plans conform to the Architectural Guidelines of the
Recommendation & Findings of Fact
Petition 20-16
December 5, 2016
Page 12
Annexation Agreement and the respective design guidelines within the Zoning Ordinance,
the 2005 Citywide Design Guidelines, and any amendatory documents thereto, except that
the following models may have two-car garages: Carrington, Auburn, and Huntington.
3. No more than 25 percent of the lots shall have a one-story home built thereon,and no corner
lot shall have a one-story home built thereon.
4. Any subdivision entrance sign generally along McDonald Road shall include"City of Elgin"
or similar language to inform persons that the subdivision is located within the city limits.
5. Review and approval of a second amendment to the annexation agreement,with revisions as
may be required by the Corporation Counsel,Community Development Department,Parks
and Recreation Department, Engineering Division, Public Works Department, Water
Department, or other city departments and/or agencies.
6. Revisions to the preliminary plat,final plats for Units 1 and 2,and the landscape plan as may
be required by the Corporation Counsel, Community Development Department, Parks and
Recreation Department, Engineering Division, Public Works Department, Water
Department,or other city departments and/or agencies. Compliance with all statutes,codes,
ordinances, rules, regulations, policies, and procedures is required for said plats and other
associated plans and documents,unless departures have been expressly granted by prior city
council action.
7. Compliance with all other applicable codes and ordinances.
Respectfully Submitted,
s/Robert Siliestrom
Robert Siljestrom, Chairman
Planning & Zoning Commission
s/Marc S. Mylott
Marc S. Mylott, AICP; Secretary
Planning&Zoning Commission
Director of Community Development
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Petition 20-16
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PSFR2
Legend
QRC1 Residence Conservation 1
QRC2 Residence Conservation 2
QRC3 Residence Conservation 3
QPRC Planned Residence Conservation
Q SFR1 Single Family Residence 1
Q PSFR1 Planned Single Family Residence 1
Q SFR2 Single Family Residence 2
Q PSFR2 Planned Single Family Residence 2
TRF Two Family Residence
QPTRF Planned Two Family Residence
Q MFR Multiple Family Residence
Q PMFR Planned Multiple Family Residence
QRB Residence Business
QPRB Planned Residential Business
NB Neighborhood Business y F
QPNB Planned Neighborhood Business
®AB Area Busness
®PAB Planned Area Business
CC1 Center City 1
®CC2 Center City 2
®PCC Planned Center City PSFR2
Q ORI Office Research Industrial
QPORI Planned Office Research Industrial
GI General Industrial
®PGI Planned General Industrial
OCI Commercial Industrial
Q CF Community Facility
Q PCF Planned Community Facility
QFRP Fox River Reservation
EXHIBIT Zoning Map N
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Map prepared by City of Elgin 0 162.5 325 650 975 1,300
Department of Community Development Feet
Subject Property
4001 McDonald Rd
Petition 20-16
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