G19-88 •
Ordinance No. G19-88
rbk AN ORDINANCE
RECLASSIFYING PROPERTY ON SOUTH MCLEAN BOULEVARD FROM
R-2 SINGLE FAMILY RESIDENCE DISTRICT TO R-3 TWO FAMILY RESIDENCE
DISTRICT, FROM R-3 TWO FAMILY RESIDENCE DISTRICT TO R-2 SINGLE FAMILY
RESIDENCE DISTRICT, FROM R-2 SINGLE FAMILY RESIDENCE DISTRICT TO
R-4 GENERAL RESIDENCE DISTRICT AND GRANTING A SPECIAL USE FOR A
PLANNED UNIT DEVELOPMENT
WHEREAS, written application has been made to reclassify certain property
located on South McLean Boulevard from R-2 Single Family Residence District to R-3
Two Family Residence District, from R-3 Two Family Residence District to R-2 Single
Family Residence District, from R-2 Single Family Residence District to R-4 General
Residence District and for a special use for a planned unit development; and
WHEREAS, after due notice in the manner provided by law the Land Use
Committee conducted a public hearing concerning said application and has submitted its
written findings and recommendation that the subject property be reclassified and a
special use for a planned unit development be granted; and
WHEREAS, the City Council of the City of Elgin, Illinois, has reviewed the findings
and recommendations of the Land Use Committee and concurs in its recommendation.
NOW, THEREFORE, BE IT ORDAINED BY THE CITY COUNCIL OF THE CITY OF
ELGIN, ILLINOIS:
Section I. That Chapter 19.08, Section 19.08.020, 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 hereinbefore laid out in the 'Zoning District Map', as
amended, be and are hereby altered by excluding from R-2 Single Family
Residence District and including in the R-3 Two Family Residence District
the following described property:
PARCEL I: REZONE FROM R-2 SINGLE FAMILY RESIDENCE DISTRICT TO R-3
TWO FAMILY RESIDENCE DISTRICT, PROPERTY LEGALLY DESCRIBED AS: THAT
PART OF THE NORTHWEST QUARTER OF SECTION 27, TOWNSHIP 41 NORTH, RANGE
8, EAST OF THE THIRD PRINCIPAL MERIDIAN, DESCRIBED AS FOLLOWS:
COMMENCING AT THE CENTERLINE OF MCLEAN BOULEVARD AND BEING AT THE
NORTHEAST CORNER OF ELGIN ESTATES, UNIT NO. 1, BEING A SUBDIVISION OF
PART OF THE WEST HALF OF SECTION 27, TOWNSHIP 41 NORTH, RANGE 8, EAST
OF THE THIRD PRINCIPAL MERIDIAN; THENCE WESTERLY ALONG THE NORTH LINE
OF SAID ELGIN ESTATES, UNIT NO. 1, 571.11 FEET, TO THE POINT OF
BEGINNING; - THENCE NORTHERLY ALONG A LINE FORMING AN ANGLE OF 90
DEGREES WITH THE LAST DESCRIBED COURSE (MEASURED COUNTER-CLOCKWISE
F
THEREFROM) 70 FEET; THENCE NORTHEASTERLY ALONG A LINE FORMING AN ANGLE
OF 27 DEGREES WITH THE PROLONGATION OF THE LAST DESCRIBED COURSE
(MEASURED CLOCKWISE THEREFROM) 145 FEET; THENCE NORTHWESTERLY ALONG A
LINE FORMING AN ANGLE OF 90 DEGREES WITH THE LAST DESCRIBED COURSE
(MEASURED COUNTER-CLOCKWISE THEREFROM) 15 FEET; THENCE SOUTHWESTERLY
ALONG A LINE FORMING AN ANGLE OF 93 DEGREES 17 MINUTES 40 SECONDS WITH
THE LAST DESCRIBED COURSE (MEASURED CLOCKWISE THEREFROM) 238.59 FEET
TO THE NORTH LINE OF AFORESAID ELGIN ESTATES, UNIT NO. 1 ; THENCE
EASTERLY ALONG SAID NORTH LINE, 67.89 FEET TO THE POINT OF BEGINNING,
IN THE CITY OF ELGIN, KANE COUNTY, ILLINOIS AND CONTAINING 0. 14 ACRE,
MORE OR LESS.'
Section 2. That Chapter I9.08, Section I9.08.020, entitled "Zoning District Map"
of the Elgin Municipal Code, 1976, as amended, be and the some is hereby further
amended by adding thereto the following paragraph:
"The boundaries hereinbefore laid out in the 'Zoning District Map', as
amended, be and are hereby altered by excluding from R-3 Two Family
Residence District and including in the R-2 Single Family Residence
District the following described property:
PARCEL II: REZONE FROM R-3 TWO FAMILY RESIDENCE DISTRICT TO R-2
SINGLE FAMILY RESIDENCE DISTRICT, PROPERTY LEGALLY DESCRIBED AS: THAT
PART OF THE NORTHWEST QUARTER OF SECTION 27, TOWNSHIP 41 NORTH, RANGE
8, EAST OF THE THIRD PRINCIPAL MERIDIAN, DESCRIBED AS FOLLOWS:
COMMENCING AT THE NORTHWEST CORNER OF THE NORTHWEST QUARTER OF SECTION
27, TOWNSHIP 41 NORTH, RANGE 8, EAST OF THE THIRD PRINCIPAL MERIDIAN;
THENCE EASTERLY ALONG THE NORTH LINE OF SAID NORTHWEST QUARTER 995. 18
FEET; THENCE SOUTHWESTERLY ALONG A LINE FORMING AN ANGLE OF 65 DEGREES
30 MINUTES WITH THE LAST DESCRIBED COURSE (MEASURED COUNTER-CLOCKWISE
r THEREFROM) 180 FEET; THENCE SOUTHEASTERLY ALONG A LINE FORMING AN
ANGLE OF 52 DEGREES WITH THE PROLONGATION OF THE LAST DESCRIBED COURSE
(MEASURED COUNTER—CLOCKWISE THEREFROM) 308 FEET; THENCE SOUTHWESTERLY
ALONG A LINE FORMING AN ANGLE OF 90 DEGREES WITH THE LAST DESCRIBED
COURSE (MEASURED COUNTER—CLOCKWISE THEREFROM) 58.80 FEET TO THE POINT
OF BEGINNING; THENCE SOUTHEASTERLY ALONG A LINE FORMING AN ANGLE OF 86
DEGREES 52 MINUTES 17 SECONDS WITH THE LAST DESCRIBED COURSE (MEASURED
CLOCKWISE THEREFROM) 139.28 FEET; THENCE SOUTHWESTERLY ALONG A LINE
FORMING AN ANGLE OF 72 DEGREES 33 MINUTES 48 SECONDS WITH THE LAST
DESCRIBED COURSE (MEASURED COUNTER—CLOCKWISE THEREFROM) 65 FEET;
THENCE SOUTHEASTERLY ALONG A CURVE (CONCAVE NORTHEASTERLY AND HAVING A
RADIUS OF 483 FEET) , THE CHORD OF SAID CURVE FORMING AN ANGLE OF 71
DEGREES 19 MINUTES 8 SECONDS WITH THE LAST DESCRIBED COURSE (MEASURED
CLOCKWISE THEREFROM) , 331.48 FEET; THENCE NORTHWESTERLY ALONG A CURVE
`' (CONCAVE SOUTHWESTERLY AND HAVING A RADIUS OF 795 FEET) , THE CHORD OF
SAID CURVE FORMING AN ANGLE OF 50 DEGREES 11 MINUTES 10 SECONDS WITH
THE CHORD OF THE LAST DESCRIBED CURVE (MEASURED CLOCKWISE THEREFROM) ,
433.19 FEET; THENCE SOUTHWESTERLY ALONG A CURVE (CONCAVE SOUTHERLY AND
HAVING A RADIUS OF 1021 FEET) , THE CHORD OF SAID CURVE FORMING AN
ANGLE OF 75 DEGREES 50 MINUTES WITH THE CHORD OF THE LAST DESCRIBED
CURVE (MEASURED CLOCKWISE THEREFROM) , 115.01 FEET; THENCE
SOUTHWESTERLY ALONG A LINE TANGENT TO THE LAST DESCRIBED CURVE 118.8
FEET TO THE POINT OF BEGINNING, IN THE CITY OF ELGIN, KANE COUNTY,
ILLINOIS AND CONTAINING 1 .885 ACRES, MORE OR LESS.
Section 3. That Chapter 19.08, Section 19.08.020, 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 hereinbefore laid out in the 'Zoning District Map', as
amended, be and are hereby altered by excluding from R-3 Two Family
Residence District and including in the R-2 Single Family Residence
District the following described property:
PARCEL III: REZONE FROM R-3 TWO FAMILY RESIDENCE DISTRICT TO R-2
SINGLE FAMILY RESIDENCE DISTRICT, PROPERTY LEGALLY DESCRIBED AS: THAT
PART OF THE NORTHWEST QUARTER OF SECTION 27, TOWNSHIP 41 NORTH, RANGE
8, EAST OF THE THIRD PRINCIPAL MERIDIAN, DESCRIBED AS FOLLOWS:
COMMENCING AT THE NORTHWEST CORNER OF THE NORTHWEST QUARTER OF SECTION
27, TOWNSHIP 41 NORTH, RANGE 8, EAST OF THE THIRD PRINCIPAL MERIDIAN;
THENCE EASTERLY ALONG THE NORTH LINE OF SAID NORTHWEST QUARTER 995.18
FEET; THENCE SOUTHWESTERLY ALONG A LINE FORMING AN ANGLE OF 65 DEGREES
30 MINUTES WITH THE LAST DESCRIBED COURSE (MEASURED COUNTER-CLOCKWISE
THEREFROM) 180 FEET; THENCE SOUTHEASTERLY ALONG A LINE FORMING AN
ANGLE OF 52 DEGREES WITH THE PROLONGATION OF THE LAST DESCRIBED COURSE
(MEASURED COUNTER-CLOCKWISE THEREFROM) 308 FEET; THENCE SOUTHWESTERLY
ALONG A LINE FORMING AN ANGLE OF 90 DEGREES WITH THE LAST DESCRIBED
COURSE (MEASURED COUNTER-CLOCKWISE THEREFROM) 58.8 FEET; THENCE
rk SOUTHEASTERLY ALONG A LINE FORMING AN ANGLE OF 86 DEGREES 52 MINUTES
17 SECONDS WITH THE LAST DESCRIBED COURSE (MEASURED CLOCKWISE
THEREFROM) 139. 28 FEET; THENCE SOUTHWESTERLY ALONG A LINE FORMING AN
ANGLE OF 72 DEGREES 33 MINUTES 48 SECONDS WITH THE LAST DESCRIBED
COURSE (MEASURED COUNTER-CLOCKWISE THEREFROM) 65 FEET; THENCE
SOUTHEASTERLY ALONG A CURVE (CONCAVE NORTHEASTERLY AND HAVING A RADIUS
OF 483 FEET) , THE CHORD OF SAID CURVE FORMING AN ANGLE OF 71 DEGREES
19 MINUTES 8 SECONDS WITH THE LAST DESCRIBED COURSE (MEASURED
CLOCKWISE THEREFROM) , 331 .48 FEET TO THE POINT OF BEGINNING; THENCE
SOUTHWESTERLY ALONG A CURVE (CONCAVE WESTERLY AND HAVING A RADIUS OF
795 FEET) , THE CHORD OF SAID CURVE FORMING AN ANGLE OF 100 DEGREES 45
MINUTES 13 SECONDS WITH THE CHORD OF THE LAST DESCRIBED CURVE
eim (MEASURED COUNTER-CLOCKWISE THEREFROM) , 276.39 FEET; THENCE
j,, SOUTHWESTERLY ALONG A LINE TANGENT TO THE LAST DESCRIBED CURVE 102
FEET; THENCE SOUTHEASTERLY ALONG A LINE FORMING AN ANGLE OF 101
DEGREES 19 MINUTES 31 SECONDS WITH THE LAST DESCRIBED COURSE (MEASURED
CLOCKWISE THEREFROM) , 15.91 FEET; THENCE NORTHWESTERLY ALONG A CURVE
(CONCAVE WESTERLY AND HAVING A RADIUS OF 795 FEET) , THE CHORD OF SAID
CURVE FORMING AN ANGLE OF 69 DEGREES 8 MINUTES 18 SECONDS WITH THE
LAST DESCRIBED COURSE (MEASURED CLOCKWISE THEREFROM), 385 FEET TO THE
POINT OF BEGINNING, IN THE CITY OF ELGIN, KANE COUNTY, ILLINOIS AND
CONTAINING .095 ACRE, MORE OR LESS.'
Section 4. That Chapter 19.08, Section 19.08.020, 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 hereinbefore laid out in the 'Zoning District Map', as
amended, be and are hereby altered by excluding from R-2 Single Family
Residence District and including in the R-4 General Residence Residence
District the following described property:
rik
PARCEL IV: REZONE FROM R-2 SINGLE FAMILY RESIDENCE DISTRICT TO R-4
GENERAL RESIDENCE DISTRICT, WITH A SPECIAL USE FOR A PLANNED UNIT
DEVELOPMENT, PROPERTY LEGALLY DESCRIBED AS: THAT PART OF THE
NORTHWEST QUARTER OF SECTION 27, TOWNSHIP 41 NORTH, RANGE 8, EAST OF
THE THIRD PRINCIPAL MERIDIAN, DESCRIBED AS FOLLOWS: COMMENCING AT THE
NORTHWEST CORNER OF THE NORTHWEST QUARTER OF SECTION 27, TOWNSHIP 41
NORTH, RANGE 8, EAST OF THE THIRD PRINCIPAL MERIDIAN; THENCE EASTERLY
ALONG THE NORTH LINE OF SAID NORTHWEST QUARTER 995.18 FEET; THENCE
SOUTHWESTERLY ALONG A LINE FORMING AN ANGLE OF 65 DEGREES 30 MINUTES
WITH THE LAST DESCRIBED COURSE (MEASURED COUNTER—CLOCKWISE THEREFROM)
180 FEET; THENCE SOUTHEASTERLY ALONG A LINE FORMING AN ANGLE OF 52
DEGREES WITH THE PROLONGATION OF THE LAST DESCRIBED COURSE (MEASURED
rk COUNTER—CLOCKWISE THEREFROM) 308 FEET; THENCE SOUTHWESTERLY ALONG A
LINE FORMING AN ANGLE OF 90 DEGREES WITH THE LAST DESCRIBED COURSE
,,, (MEASURED COUNTER-CLOCKWISE THEREFROM) 140 FEET TO THE POINT OF
BEGINNING; THENCE CONTINUING SOUTHWESTERLY ALONG THE PROLONGATION OF
THE LAST DESCRIBED COURSE 25 FEET TO A POINT OF CURVATURE; THENCE
WESTERLY ALONG A CURVE (CONCAVE NORTHERLY AND HAVING A RADIUS OF 695
FEET) 630.76 FEET TO A POINT OF TANGENCY; THENCE WESTERLY ALONG A LINE
TANGENT TO THE LAST DESCRIBED COURSE 100 FEET, TO A POINT OF
CURVATURE; THENCE SOUTHWESTERLY ALONG A CURVE (CONCAVE SOUTHERLY AND
HAVING A RADIUS OF 308 FEET) 279.53 FEET, TO A POINT OF TANGENCY;
THENCE SOUTHWESTERLY ALONG A LINE TANGENT TO THE LAST DESCRIBED COURSE
87 FEET; THENCE SOUTHEASTERLY ALONG A LINE FORMING AN ANGLE OF 90
DEGREES WITH THE LAST DESCRIBED COURSE (MEASURED CLOCKWISE THEREFROM)
153 FEET; THENCE NORTHEASTERLY ALONG A LINE FORMING AN ANGLE OF 96
DEGREES WITH THE LAST DESCRIBED COURSE (MEASURED CLOCKWISE THEREFROM)
180 FEET; THENCE SOUTHEASTERLY ALONG A LINE FORMING AN ANGLE OF 48
DEGREES WITH THE PROLONGATION OF THE LAST DESCRIBED COURSE (MEASURED
CLOCKWISE THEREFROM) 147 FEET; THENCE SOUTHEASTERLY ALONG A LINE
FORMING AN ANGLE OF 4 DEGREES WITH THE PROLONGATION OF THE LAST
DESCRIBED COURSE (MEASURED COUNTER-CLOCKWISE THEREFROM) 182 FEET;
THENCE SOUTHEASTERLY ALONG A LINE FORMING AN ANGLE OF 11 DEGREES WITH
THE PROLONGATION OF THE LAST DESCRIBED COURSE (MEASURED
COUNTER-CLOCKWISE THEREFROM) 196 FEET; THENCE NORTHEASTERLY ALONG A
LINE FORMING AN ANGLE OF 14 DEGREES 30 MINUTES WITH THE PROLONGATION
OF THE LAST DESCRIBED COURSE (MEASURED COUNTER-CLOCKWISE THEREFROM)
185 FEET; THENCE NORTHEASTERLY ALONG A LINE FORMING AN ANGLE OF 13
DEGREES WITH THE PROLONGATION OF THE LAST DESCRIBED COURSE (MEASURED
COUNTER—CLOCKWISE THEREFROM) 184 FEET; THENCE NORTHEASTERLY ALONG A
LINE FORMING AN ANGLE OF 32 DEGREES 3 MINUTES 55 SECONDS WITH THE
PROLONGATION OF THE LAST DESCRIBED COURSE (MEASURED COUNTER—CLOCKWISE
THEREFROM) 115.9 FEET; THENCE NORTHWESTERLY ALONG A CURVE (CONCAVE
NORTHEASTERLY AND HAVING A RADIUS OF 483 FEET) 165.1 FEET TO THE POINT
OF BEGINNING, IN THE CITY OF ELGIN, KANE COUNTY, ILLINOIS AND
CONTAINING 4.52 ACRES; MORE OR LESS.'
Section 5. That Chapter 19.08, Section 19.08.020, 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 hereinbefore laid out in the 'Zoning District Map', as
amended, be and are hereby altered by excluding from R-3 Two Family
Residence District and including in the R-4 General Residence District the
following described property:
PARCEL V: REZONE FROM R-3 TWO FAMILY RESIDENCE DISTRICT TO R-4
GENERAL RESIDENCE DISTRICT, WITH A SPECIAL USE FOR A PLANNED UNIT
elk DEVELOPMENT, PROPERTY LEGALLY DESCRIBED AS: THAT PART OF THE
NORTHWEST QUARTER OF SECTION 27, TOWNSHIP 41 NORTH, RANGE 8, EAST OF
THE THIRD PRINCIPAL MERIDIAN, DESCRIBED AS FOLLOWS: COMMENCING AT THE
NORTHWEST CORNER OF THE NORTHWEST QUARTER OF SECTION 27, TOWNSHIP 41
NORTH, RANGE 8, EAST OF THE THIRD PRINCIPAL MERIDIAN; THENCE EASTERLY
ALONG THE NORTH LINE OF SAID NORTHWEST QUARTER 995. 18 FEET; THENCE
SOUTHWESTERLY ALONG A LINE FORMING AN ANGLE OF 65 DEGREES 30 MINUTES
WITH THE LAST DESCRIBED COURSE (MEASURED COUNTER—CLOCKWISE THEREFROM)
180 FEET; THENCE SOUTHEASTERLY ALONG A LINE FORMING AN ANGLE OF 52
DEGREES WITH THE PROLONGATION OF THE LAST DESCRIBED COURSE (MEASURED
COUNTER—CLOCKWISE THEREFROM) 308 FEET; THENCE SOUTHWESTERLY ALONG A
LINE FORMING AN ANGLE OF 90 DEGREES WITH THE LAST DESCRIBED COURSE
(MEASURED COUNTER—CLOCKWISE THEREFROM) 140 FEET TO THE POINT OF
elik BEGINNING; THENCE SOUTHEASTERLY ALONG A CURVE (CONCAVE NORTHEASTERLY
AND HAVING A RADIUS OF 483 FEET) , THE CHORD OF SAID CURVE FORMING AN
ANGLE OF 99 DEGREES 47 MINUTES 33 SECONDS WITH THE PROLONGATION OF THE
LAST DESCRIBED COURSE, 165.1 FEET; THENCE NORTHEASTERLY ALONG A LINE
FORMING AN ANGLE OF 79 DEGREES 13 MINUTES 38 SECONDS WITH THE LAST
DESCRIBED CHORD (MEASURED CLOCKWISE THEREFROM) 65 FEET; THENCE
NORTHWESTERLY ON A LINE FORMING AN ANGLE OF 107 DEGREES 26 MINUTES 12
SECONDS WITH THE LAST DESCRIBED COURSE (MEASURED CLOCKWISE THEREFROM)
139.28 FEET; THENCE SOUTHWESTERLY ALONG A LINE FORMING AN ANGLE OF 93
DEGREES 7 MINUTES 43 SECONDS WITH THE LAST DESCRIBED COURSE (MEASURED
CLOCKWISE THEREFROM) 81 .2 FEET TO THE POINT OF BEGINNING, IN THE CITY
OF ELGIN, LANE COUNTY, ILLINOIS AND CONTAINING 0.25 ACRE, MORE OR
LESS.
Section 6. That the City Council of the City of Elgin hereby adopts the findings
of fact made by the Land Use Committee granting a special use for a planned unit
development on South McLean Boulevard, Elgin, Illinois, a copy of which is attached
hereto as Exhibit A, for the property legally described in Parcel V and Parcel VI as
follows, subject to the following conditions:
PARCEL VI: R-4 GENERAL RESIDENCE DISTRICT SPECIAL USE FOR A PLANNED
UNIT DEVELOPMENT, PROPERTY LEGALLY DESCRIBED AS: THAT PART OF THE
NORTHWEST QUARTER OF SECTION 27 AND PART OF THE NORTHEAST QUARTER OF
SECTION 28, TOWNSHIP 41 NORTH, RANGE 8 EAST OF THE THIRD PRINCIPAL
MERIDIAN DESCRIBED AS FOLLOWS: BEGINNING AT THE NORTHWEST CORNER OF
SAID NORTHEAST QUARTER; THENCE EASTERLY ALONG THE NORTH LINE OF SAID
NORTHEAST QUARTER 2653.8 FEET TO THE NORTHEAST CORNER OF SAID
NORTHEAST QUARTER; THENCE EASTERLY ALONG THE NORTH LINE OF SAID
NORTHWEST QUARTER 1293. 18 FEET; THENCE SOUTHEASTERLY ALONG A LINE
FORMING AN ANGLE OF 102 DEGREES 28 MINUTES 38 SECONDS WITH THE LAST
DESCRIBED COURSE (MEASURED COUNTER—CLOCKWISE THEREFROM) 329.7 FEET;
THENCE SOUTHWESTERLY ALONG A CURVE TO THE LEFT RAVING A RADIUS OF 1081
FEET TANGENT TO A LINE DRAWN AT RIGHT ANGLES TO THE LAST DESCRIB7
COURSE 407.95 FEET; THENCE SOUTHWESTERLY, WESTERLY AND NORTHWESTERLY
ALONG A CURVE TO THE RIGHT HAVING A RADIUS OF 695 FEET TANGENT TO THE
LAST DESCRIBED CURVE AT THE LAST DESCRIBED POINT 721.18 FEET; THENCE
NORTHWESTERLY TANGENT TO THE LAST DESCRIBED CURVE AT THE LAST
DESCRIBED POINT 143.85 FEET; THENCE NORTHWESTERLY, WESTERLY AND
SOUTHWESTERLY ALONG A CURVE TO THE LEFT HAVING A RADIUS OF 308 FEET
TANGENT TO THE LAST DESCRIBED COURSE 276.26 FEET; THENCE SOUTHWESTERLY
TANGENT TO THE LAST DESCRIBED CURVE AT THE LAST DESCRIBED POINT 458.83
FEET; THENCE SOUTHWESTERLY, WESTERLY AND NORTHWESTERLY ALONG A CURVE
TO THE RIGHT HAVING A RADIUS OF 819 FEET TANGENT TO THE LAST DESCRIBED
COURSE 858.72 FEET; THENCE NORTHWESTERLY TANGENT TO THE LAST DESCRIBED
CURVE AT THE LAST DESCRIBED POINT 69.57 FEET; THENCE NORTHWESTERLY AND
WESTERLY ALONG A CURVE TO THE LEFT HAVING A RADIUS OF 972 FEET TANGENT
rk TO THE LAST DESCRIBED COURSE 566.54 FEET; THENCE WESTERLY TANGENT TO
THE LAST DESCRIBED CURVE AT THE LAST DESCRIBED POINT 745 FEET TO A
POINT ON THE WEST LINE OF SAID NORTHEAST QUARTER THAT IS 435 FEET
SOUTHERLY OF THE POINT OF BEGINNING; THENCE NORTHERLY ALONG SAID WEST
LINE 435 FEET TO THE POINT OF BEGINNING, IN THE CITY OF ELGIN, BANE
COUNTY, ILLINOIS, AND CONTAINING 49.758 ACRES, MORE OR LESS.
(THE SIR PARCELS DESCRIBED ABOVE ARE LOCATED ON -SOUTH MCLEAN
BOULEVARD, SOUTH OF SPARTAN MEADOWS GOLF COURSE) .
eft
�► I. Substantial conformance to the Preliminary Plan prepared by
Zimmer-Howell Engineering, Ltd. dated January 27, 1988 and the
Landscaping Plan Prepared by David R. McCallum Associates, Inc. dated
January 28, 1988.
2. South McLean Boulevard improvement contribution in the
amount of $119,060.80 payable in three equal installments. The first
installment shall be due prior to approval of the final plat for the first
phase of development. Payment of the second and third installments of the
roadway improvement contribution shall be due at one year intervals from
the date of the first payment and shall be secured through an irrevocable
letter of credit in favor of the City. The amount of the second and third
installments shall be based on engineering estimates for design and
construction costs, adjusted for the installment term at the City's
prevailing borrowing rate at the time of final plat approval for the first
phase of the development.
3. Dedication of 50 feet of right-of-way from the center line of
South McLean Boulevard with the first final plat.
4. School site cash contribution in the amount of $79,109.04 payable
at $577.23 per acre contained within each final plat prior to the approval of
the final plat.
5. Park site cash contribution in the amount of $160,170.92 minus a
$91,468.80 credit for 5.12 acres of park provided on site minus an amount
to be approved and credited for improvements to the 5.12 acres of park
provided on site. The remainder of the contribution is to be made in cash
payable per acre contained within each final plat prior to the approval of
the final plat.
6. Compliance with all other applicable codes and ordinances.
Section 7. That the special use granted herein shall expire if not established
within one year from the date of passage of this ordinance.
Section 8. That this ordinance shall be in full force and effect from and after its
passage in the manner provided by law.
s/ George Van De Voorde
George VanDeVoorde, Mayor
Presented: March 9, 1988
Passed: March 9 , 1988
Vote: Yeas 5 Nays 1
Recorded:
Published:
Attest:
s/ Marie Yearman
Marie Yearman, City Clerk
December 21 , 1987
FINDINGS OF FACT
LAND USE COMMITTEE
PLANNING AND LAND USE COMMISSION
CITY OF ELGIN
I. SUBJECT
Consideration of Petition 85-87 Requesting a Rezoning from R-2
Single Family Residence District to R-3 Two Family Residence
District, a Rezoning from R-3 Two Family Residence District to
R-2 Single Family Residence District, a Rezoning from R-2
Single Family Residence District to R-4 General Residence
District, a R-4 General Residence District Special Use for a
Planned Unit Development, and Preliminary Plan Approval for a
Multiple Use Subdivision to be known as The Fairways, property
located on South McLean Boulevard by the Pulte Home
Corporation, as Applicant and Thomas B. Rossetter, as Owner.
II. CONSIDERATIONS
Mr. Timothy L. Hernandez has submitted a petition on behalf of
the Pulte Home Corporation, that requests rezonings and
preliminary plan approval for a standard subdivision and a
planned unit development to be known as The Fairways. The
subject property is located west of South McLean Boulevard and
eftsouth of the Spartan Meadows Golf Course.
The petitioners propose 229 single family residences on
approximately 67 acres, 46 two family residences on
approximately 7 acres, 388 townhomes on approximately 63
acres, approximately 22 acres of open space and detention
areas, and approximately 12 acres of commercial development.
V. FINDINGS
After due notice, as required by law, the Land Use Committee
held a public hearing on the proposed rezonings, special use
and preliminary plan approval on December 7, 1987. The
petitioner testified at the hearing and presented documentary
evidence. Objectors appeared at the public hearing, but no
written objection has been filed.
A majority of the Land Use Committee has made the following
findings with respect to Petition 85-87:
A. Site Characteristics: The subject property is a
rectangularly shaped parcel containing approximately 149
acres. The maximum relief on the property is
approximately 21 feet. A mature stand of oak trees is
-Page 1-
Exhibit A
locatea the soutneaat portion of +tie property.
B. Zoning History: The subject property was annexed and
zoned R-2, R-4, and B-3 in 1974. Earlier this year
portions of the property were rezoned to R-2, R-3, R-4,
B-1 , and B-3.
C. Surrounding Land Use and Zoning: The area located
immediately to the north of the subject property is zoned
R-2 and is developed with Spartan Meadows Municipal Golf
Course. The area located directly north of the golf
course is zoned R-2 and is developed with the Elgin
Community College Main Campus.
The area located to the east of the subject property is
zoned R-2, R-4, and B-1 , and is developed with the Jane
Shover Easter Seal Center, a mobile home park and a farm
house.
The area located to the south of the subject property
adjacent to South McLean Boulevard is zoned County
F-Farming and is developed with the Elgin Estates
Subdivision .
The area to the south of the subject property and to the
west of the Elgin Estates subdivision is zoned R-2 and
R-4, and is undeveloped .
The area to the west of the subject property is zoned
County F-Farming and is used as farmland .
D. Trend of Development: The areas located to the south and
rik west of the subject property are generally in agricultural
use.
The areas to the north and east of the subject property
have developed with a pattern of institutional uses
including the Elgin Community College Campus, the Spartan
Meadows Golf Course and the Elgin softball site.
E. Traffic and Parking South McLean Boulevard functions as a
major north-south arterial for the west side of the city.
South McLean Boulevard , south of the Spartan Meadows Golf
Course, has a design capacity of approximately 14,000
vehicles per day. Currently, South McLean Boulevard
carries approximately 2,600 vehicles per day, south of
Spartan Drive. South McLean Boulevard was recently
widened to four lanes from the north line of the subject
property to the U.S. 20 Bypass.
The subdivision features two street cuts on South McLean
Boulevard. Provisions have been made to provide future
access to Bowes Road .
The proposed single family and two family residences could
-Page 2-
51Cuca a1.c i •pa vwaaiai.cay L, i JV •Cii1G1CD •CI may VI1LV .70ULi1
McLean Bo', svard (10 trips x 275 unit. The proposed
tovnhomes could generate approximately 2,018 vehicles per
day onto South McLean Boulevard (5.2 trips x 388 units) .
Accordingly, the total residential impact on South McLean
Boulevard would be approximately an additional 4,768
vehicles per day.
rbk The developer has not submitted a specific proposal for
the commercial portion of the development. For the
purposes of comparison, the following examples can provide
an estimate of traffic generated from the commercial
development. If a service station were to be constructed
on the B-3 portion of the property, an average of 748
vehicle trips per day could be generated onto South McLean
Boulevard and onto streets within the proposed
subdivision. If 60,000 square feet of retail space were
developed on the remainder of the commercial property, an
average of 6,309 vehicle trips per day could be generated
onto South McLean Boulevard and onto streets within the
proposed subdivision. Accordingly, the total commercial
impact on South McLean Boulevard could be approximately an
additional 7,057 vehicles per day.
The total development's projected traffic generation of
11 , 825 vehicles per day could increase traffic on South
McLean Boulevard from 2,600 vehicles per day to 14,425
vehicles per day, which exceeds the design capacity of the
street. While future improvements to South McLean
Boulevard are included for within the Integrated Capital
Budget Program, the project has not been funded.
The off-street parking requirement for the residential
"' portion of the development is two spaces for each dwelling
unit. The off-street parking requirements for the
commercial portion of the development will vary depending
upon the specific development on each parcel. For
example, a service station will require one space for each
employee and two spaces for each service stall. For a
general retail use such as a shopping center, which
contains a grocery store and other varied retail uses, the
requirements are one space for every two hundred square
feet of floor area .
Sources: City of Elgin Engineering Division.
Trip Generation Manual, Institute of
Transportation Engineers, Third Edition.
Design Manual, State of Illinois, 1984.
E.M.C. 19.44.090 - Off Street Parking.
F. Sewer and Water: The subject property will be serviced
from an existing 12 inch watermain located on the east
side of South McLean Boulevard, and an existing 12 inch
watermain located to the north of the property on the
Spartan Meadows Golf Course.
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The subj, ; property will also be se aed by an existing 15
inch sanitary sewer which is located to the north of the
property on the Spartan Meadows Golf Course.
Capacity limitations exist for the sewer and water lines
which are located on the Spartan Meadows property. These
lines were extended to the southerly portion of Spartan
Meadows in anticipation of servicing the subject property
only. Any development to the south of the subject
property will be serviced by the extension of the Bowes
Road interceptor and by the water line which exists in
South McLean Bouvelard right-of-way.
G. Deviations from Zoning and Subdivision Regulations: The
planned unit development portion of the development is to
feature zero lot line construction, as well as sidewalks
on only one side of the streets. No other deviations from
the standard development requirements have been requested.
H. Fiscal Impact : While the city can require a fiscal impact
analysis for the proposed development, the developer has
chosen not to submit an analysis unless directed by the
city. The fiscal impact of any mixed use development must
be viewed in terms of existing and future revenue
generating land uses located within the City of Elgin and
within School District U-46. The residential, commercial,
and industrial components of the land use system are
highly interdependent from a fiscal impact point of view,
as well as from a community point of view. Accordingly,
the fiscal impact of a development must be considered
within the context of the entire land use system and
w within the context of a community.
Any potential negative fiscal impact associated with the
residential portion of the development may be offset by
the proposed 12 acres of commercial development. Negative
fiscal impact should be further offset by the private
ownership and maintenance of open apace and stormwater
detention areas.
I. Comprehensive Plan: The comprehensive plan designates the
portion of the property subject to rezoning as urban
residential.
J. Suitability of Present Zoning: In view of the surrounding
land use, the trend of development in the area, and the
goals, objectives, and policies of the Comprehensive Plan,
the current zonings are unsuitable, and should be rezoned
as proposed.
K. Planned Unit Development Standards: The proposed planned
unit development is in substantial conformance with the
P.U.D. standards.
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U. v ,uut1.ava-- iva aayya vrai : A wu juL JLy •a LAC Lan° vise
Committe, .s of the opinion that app gal of Petition
85-87 should be subject to the following conditions:
1 . Revisions to the preliminary plan per the Bureau of
Inspection Services, the Engineering Division, the
Public Property and Recreation Department, and the
Planning Department. Substantial conformance to the
revised preliminary plan.
2. South McLean Boulevard improvement contribution in the
amount of $119,060.80 payable prior to the approval of
the first final plat.
3. Dedication of 50 feet of right-of-way from the center
line of South McLean Boulevard with the first final
plat.
4. School site cash contribution in the amount of
$79, 109.04 payable at $577.23 per acre contained
within each final plat prior to the approval of the
final plat.
5. Park site cash contribution in the amount of
$160,170.92 minus a $91 ,468.80 credit for 5. 12 acres
of park provided on site minus an amount to be
approved and credited for improvements to the 5. 12
acres of park provided on site. The remainder of the
contribution is to be made in cash payable per acre
contained within each final plat prior to the approval
of the final plat.
6. Submission of a petition to rezone of the parcels
zoned R-3 Two Family Residence District to R-2 Single
Family Residence District.
7. Compliance with all other applicable codes and
ordinances.
IV. RECOMMENDATION
On a motion to recommend approval of Petition 85-87, subject
to the conditions for approval, the vote was five (5) yes and
two (2) no.
Therefore, the Land Use Committee recommends approval of
Petition 85-87.
-Page 5-
4
Roy A. ell, Chairmin
Land Use Committee
Planning and Land Use Commission
ero d T. Deering, Secret y
an Use Committee
Planning and Land Use Commission
r
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