G36-88 •
Ordinance No. G36-88
AN ORDINANCE
GRANTING A SPECIAL USE FOR A PLANNED UNIT DEVELOPMENT
WHEREAS, written application has been made for a special use for the establish-
ment, maintenance and operation of a planned unit development for townhomes at West
Highland Avenue and Lyle Avenue; and
WHEREAS, the Land Use Committee conducted a public hearing after due notice
by publication and has submitted its findings of fact and recommended approval; and
WHEREAS, the City Council of the City of Elgin concurs in the findings and
recommendation of the Land Use Committee.
NOW, THEREFORE, BE IT ORDAINED BY THE CITY COUNCIL OF THE CITY OF
ELGIN, ILLINOIS:
Section I. That the City Council of the City of Elgin hereby adopts the findings
of fact made by the Elgin Land Use Committee, a copy of which is attached hereto and
made a part hereof by reference as Exhibit A.
Section 2. That a special use for a planned unit development for townhomes at
West Highland Avenue and Lyle Avenue, Elgin, Illinois, legally described as follows:
That part of the Northeast quarter of Section 16, Township 41 North,
Range 8 East of the Third Principal Meridian, described as follows:
Commencing at the Northeast corner of said Northeast quarter; thence
Westerly, along the North line of said Northeast quarter, a distance of
414.48 feet; thence Southerly, along a line which forms an angle of 91
degrees 31 minutes 00 seconds, measured from East to South with the
North line of said Northeast quarter, a distance of 818.30 feet to the
center line of Highland Avenue Road; thence Northwesterly, along said
center line, which forms an angle of 100 degrees 25 minutes 00 seconds to
the right with the prolongation of the last described course, a distance of
689.50 feet for the point of beginning; thence Northeasterly, along a line
which forms an angle of 88 degrees 25 minutes 00 seconds to the right with
the prolongation of the last described course, a distance of 205.50 feet;
thence Northwesterly, along a line which forms an angle of 89 degrees 44
minutes 00 seconds to the left with the prolongation of the last described
course, a distance of 457.0 feet; thence Northwesterly, along a line which
forms an angle of 66 degrees 06 minutes 00 seconds to the right with the
prolongation of the last described course, a distance of 26.95 feet to a
point on a line drawn parallel with and 267.89 feet Easterly of (as measured
along the North line of the aforesaid Northeast quarter of Section 16) the
Easterly right of way line of North Airlite Street, as established by plat of
dedication recorded April 6, 1979 as Document No. 1499395; thence North-
easterly, along said parallel line, a distance of 403.05 feet to the North line
of said Northeast quarter; thence Easterly, along said North line, a distance
of 578.42 feet to the Northwest corner of Sandy Creek Condominium, as
delineated on the survey thereof which is attached as Exhibit "A" to the
Declaration of Condominium recorded as Document No. 1546050; thence
.. Southerly, along the Westerly line of said Sandy Creek Condominium, a
distance of 250.18 feet to a jog in said Westerly line; thence Westerly,
along said jog, a distance of 68.70 feet; thence Southerly, along the
Westerly line of said Sandy Creek Condominium, a distance of 145.00 feet
to an angle in said Westerly line; thence Southwesterly, along said Westerly
line, a distance of 100.00 feet to a jog in said Westerly line; thence North-
westerly, along said jog, a distance of 50.00 feet; thence Southwesterly,
along the Westerly line of said Sandy Creek Condominium, a distance of
235.00 feet to the center line of Highland Avenue Road; thence North-
westerly, along said center line a distance of 129.50 feet to the point of
beginning, being situated in the City of Elgin, Kane County, Illinois, and
containing 7.32 acres, more or less.
be and is hereby granted subject to the following conditions:
I. Substantial conformance to the Sandy Creek Condominiums Site
Plan prepared by Burnidge, Cassell and Associates, dated November 17,
1 987.
2. Substantial conformance to the Sandy Creek Condominiums
Building Elevation Plan prepared by Burnidge, Cassell and Associates, dated
September 18, 1987.
3. Substantial conformance to the Sandy Creek Condominiums
Landscaping Plan prepared by Burnidge, Cassell and Associates, dated
November 13, 1987.
4. Payment of a school site cash contribution in the amount of
969.68 and payment of a park site cash contribution in the amount of
5,903.14. Both contributions to be paid prior to the adoption of the P.U.D.
ordinance.
5. Dedication of 40 feet of right-of-way from center line for future
improvements to Highland Avenue prior to the adoption of the P.U.D.
ordinance.
6. Payment of a cash contribution in the amount of $6,165 for
future improvements to Highland Avenue prior to the adoption of the
P.U.D. ordinance.
7. Compliance with all other applicable codes and ordinances.
Section 3. That the special use granted herein shall expire if not established
within one year from the date of passage of this ordinance.
Section 4. That this ordinance shall be in full force and effect from and after its
passage in the manner provided by law.
5/ George VanDeVoorde
George VanDeVoorde, Mayor
r
Presented: May II, 1988
Passed: May I I, 1988
Vote: Yeas 7 Nays 0
Recorded:
Published:
Attest:
s/ Nancy Roll
Nancy Roll, Deputy Clerk
elk
November 2, 1987
FINDINGS OF FACT
LAND USE COMMITTEE
PLANNING AND LAND USE COMMISSION
CITY OF ELGIN
I. SUBJECT
Consideration of Petition 67-87 Requesting a R-4 General
Residence District Special Use for a Planned Unit Development
to be known as the Sandy Creek Condominiums , property located
on West Highland Avenue by Stolt and Egner , Incorporated , as
Applicant and Owner.
II . CONSIDERATIONS
A petition has been filed by Stolt and Egner, Incorporated
which requests a R-4 special use for a planned unit
development to be known as the Sandy Creek Condominiums. The
subject property is located north of Highland Avenue between
North Lyle Avenue and North Airlite Street.
The proposed townhome development features groupings of
between two and five unit buildings for a total of 29 two
bedroom units.
V. FINDINGS
After due notice, as required by law, the Land Use Committee
held a public hearing on the proposed special use on October
19, 1987. The petitioAer testified at the hearing and
presented documentary evidence. No objectors appeared at the
hearing and no written objection to this petition has been
filed .
The Land Use Committee has made the following findings with
respect to Petition 67-87:
A. Site Characteristics: The subject property contains
approximately 7. 32 acres. The property is improved with a
two family residential structure and a barn. Sandy Creek
traverses the northerly portion of the property.
B. Sewer and Water: There is an existing eight inch
watermain and an eight inch sanitary sewer which are
available to service the subject development. There are no
capacity limitations for the proposed development of the
property
—Page 1— Exhibit A
C. Traffic and Parking: The subject property is located
north of West Highland Avenue and west of North Lyle
Avenue. North Lyle Avenue functions as a major collector
street for the Valley Creek development . North Lyle
Avenue at West Highland Avenue has a design capacity of
approximately 12,000 vehicles per day and carries
approximately 1 ,400 vehicles per day (1985 count) .
West Highland Avenue functions as a major east-west
arterial street servicing the west central portion of the
city. West Highland Avenue, at North Lyle Avenue, has a
design capacity of approximately 14,000 vehicles per day
and carries approximately 5,330 vehicles per day (1985
count) .
The development of the subject property as proposed with
29 two bedroom units could generate an average of 150
additional vehicle trips per day onto West Highland
Avenue. This estimate is based upon an average of 5. 2
vehicle trips per day for the 29 units.
The parking requirement for 29 townhome units is two
off-street parking spaces for each unit for a total of 58
required spaces. The developers are proposing to provide
85 off-street parking spaces .
Sources: City of Elgin, Engineering Division.
Design Manual , State of Illinois ,
1984 Edition.
Trip Generation Manual , 1985 Edition.
E.M. C. 19.44 Off-street Parking .
D. Zoning History : The subject property was annexed and
zoned R-4 General Residence District in 1968.
E. Zoning Status : The subject property is currently
developed with a lawful , conforming two family residence.
F. Surrounding Land Use and Zoning: The Valley Creek single
family residential development is located to the north of
the subject property .
Phase I of the Sandy Creek Condominiums is located
immediately east of the subject property. This area is
zoned R-4 .
The property located south of , and adjacent to the subject
property is zoned R-2 and is developed with single family
dwellings .
The area located west of, and adjacent to the subject
property is zoned R-4. The owners of this property are
currently seeking approval to develop the property with
three , eight unit condominium buildings.
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G. Trend of Development: The subject property is located in
a rapidly developing residential area on the city 's west
side. This area has been developing with the full range
of housing types.
H. Comprehensive Plan: The Land Use component of the
Comprehensive Plan designates the subject property as
"urban residential." The urban residential designation
provides for the full range of housing types utilizing
municipal sewer and water systems .
I . Departures from the Zoning and Subdivision Regulations :
The proposed Sandy Creek Condominium development departs
from the standard ordinance requirements in that there is
to be more than one principal building per lot. The
proposed development is to have eight principal buildings
on one lot .
J. Fiscal Impact : A fiscal impact statement has not been
submitted for the proposed development. Generally,
residential developments cost more to serve than the
revenue they generate. Consequently, the fiscal impact of
any residential 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. Communities are comprised of places to
work, shop, recreate, and live. Accordingly, the fiscal
impact of a residential development must be considered
within the context of the entire land use system and
within the context of a community.
The fiscal impact of the Sandy Creek Condominiums on the
City of Elgin will be reduced in that there will be no
additional streets:for the city to own and maintain. The
developer is proposing privately maintained streets . The
fiscal impact of the development will be further reduced
by the developer ' s cash contributions for improvements to
Highland Avenue and for school and park sites.
R. Planned Unit Development Standards : The proposed Planned
Unit Development is in substantial conformance to the
planned unit development standards.
L. Conditions for Approval The Land Use Committee is of the
opinion that approval of Petition 67-87 should be subject
to the following conditions :
1 . Revisions to the P.U.D. Site Plan prepared by Burnidge
Cassell and Associates, dated September 18, 1987 per
the Bureau of Inspection Services, the Engineering
Division and the Planning Department prior to the
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adoption of the P.U.D. ordinance.
2. Submission of a landscaping plan with typical
foundation plantings specifying the size, type, and
amount of planting materials.
3. Payment of a school site cash contribution in the
amount of $969.68 and payment of a park site cash
contribution in the amount of $5,903. 14. Both
contributions to be paid prior to the adoption of the
P.U.D. ordinance.
4. Dedication of 40 feet of right-of-way from center line
for future improvements to Highland Avenue prior to
the adoption of a P.U.D. ordinance.
5. Payment of a cash contribution in the amount of $6, 165
for future improvements to Highland Avenue prior to
the adoption of the P.U.D. ordinance.
6. Substantial conformance to the revised P.U.D. site
plan.
7. Compliance with all other applicable codes and
ordinances . •
IV. RECOMMENDATION
On a motion to recommend approval of Petition 67-87, subject
to the conditions for approval , the vote was five (5) yes and
zero (0) no.
Therefore , the Land Use Committee recommends approval of
Petition 67-87 .
Ro 6111Bell , Chairma
Land • e Committee
Planning and Land Use Commission
�• tC.
Jer . , T. Deering, Secret
La d se Committee
P1. ning and Land Use Commission
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