G68-88 Ordinance No. G68-88
AN ORDINANCE
GRANTING A SPECIAL USE FOR A PLANNED UNIT DEVELOPMENT
(Williamsburg Terrace)
WHEREAS, written application has been made for a special use for the establish-
ment, maintenance and operation of a planned unit development on West Highland
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 on West Highland
Avenue, Elgin, Illinois, legally described as follows:
rimik That part of the Northeast Quarter of Section 16, Township 41 North,
Range 8 East of the Third Principal Meridian, described as follows:
Beginning at a point on the center line of Highland Avenue Road, said point
being the most northerly corner of Williamsburg Commons Unit 3, being a
subdivision of part of said Northeast Quarter; thence South 35 degrees 41
minutes 28 seconds West along the northwesterly line of said Unit 3, 224.98
feet to the northwest corner of Lot 73 in said Unit 3; thence South 52
degrees 54 minutes 24 seconds West along the northwesterly line of said
Unit 3, 386.65 feet to the northeast corner of Lot 68 in said Unit 3; thence
South 81 degrees 38 minutes 16 seconds West along the northerly line of
said Unit 3, 421.25 feet to a point on the easterly right of way line of
Airlite Street, said point being the point of curvature of said road, said
curve being convex to the northeast and having a radius of 240.00 feet;
thence northwesterly along the arc of said curve 121.29 feet to a point on
the easterly right of way line of Airlite Street, and the intersection of a
line 1684.53 feet West and parallel to the East line of said Northeast
Quarter; thence northerly along said line 549.66 feet more or less to a point
in the center line of Highland Avenue Road; thence southeasterly 307.10
feet along the arc of a curve concave to the northeast and having a radius
of 2370.54 feet, said arc also being the center line of Highland Avenue
Road; thence South 79 degrees 14 minutes 32 seconds East along the center
line of said road 599.62 feet to the point of beginning, containing 8.7009
acres, in the City of Elgin, Kane County, Illinois.
be and is hereby granted subject to the following conditions:
I. Substantial conformance to the P.U.D. site lan dated April 27
P P 27,
1988, prepared by the Balsamo/Olsen Engineering Company.
2. Payment of school cash contribution in the amount of $1,387.84
payable at $1 59.52 per acre contained within each final plat prior to the
approval of the final plat.
3. Payment of a park site cash contribution in the amount of
$7,438.44 payable at $854.99 per acre contained within each final plot prior
to the approval of the final plat.
4. Dedication of the required Highland Avenue right-of-way and
payment of a Highland Avenue improvement contribution prior to approval
of the final plat for each phase of the development. The Highland Avenue
improvement contribution shall be based on frontage and on engineering
estimates for design and construction prevailing at the time of final plat
approval for each phase of the development. The entire Highland Avenue
frontage is 885.05 lineal feet and the frontage associated with the first
phase of the development is 235 lineal feet. Payment of the Highland
Avenue improvement contribution in the amount of $10,575 at $45 per
lineal foot due prior to approval of the final plat for the first phase of the
development.
5. Dedication of the required Airlite Avenue right-of-way extension
and payment of the Airlite Avenue improvement contribution in the amount
of $8,490.30 at $70 per lineal foot. The Airlite Avenue extension frontage
is 121.29 lineal feet. The contribution for roadway improvements may be
payable in three equal installments. The first installment in the amount of
$2,830.10 due prior to approval of the final plat of the first phase of
development. Payment of the second and third installments of the roadway
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, and submitted prior to final plat approval. 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 the final plat approval for
the first phase of development.
6. Submission and approval of final engineering plans and specifica-
tions and the posting of a completion bond as determined by the City
Engineer.
7. Dedication of right-of-way required for the extension of Airlite
Street.
8. Dedication of right-of-way for Highland Avenue equivalent to 40
feet as measured from center line.
9. 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.
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Section 4. That this ordinance shall be in full force and effect from and after its
passage in the manner provided by law.
s/ George VanDeVoorde
George VanDeVoorde, Mayor
Presented: September 14, 1988
Passed: September 28 , 1988
Vote: Yeas 7 Nays p
Recorded:
Published:
Attest:
R/ Marie YParman
Marie Yearman, City Clerk
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May 16, 1988
FINDINGS OF FACT
LAND USE COMMITTEE
PLANNING AND LAND USE COMMISSION
CITY OF ELGIN
I. SUBJECT
Consideration of Petition 23-88 Requesting a R-4 General
Residence District Special Use for a Planned Unit Development
and Preliminary Plan Approval for a Residential Subdivision to
be known as Williamsburg Terrace, property located on West
Highland Avenue by Spring Oaks West , Incorporated, as Applicant
and by Williamsburg Homes, Incorporated as Owner.
II. CONSIDERATIONS
_ A petition has been filed by Spring Oaks West, Incorporated on
behalf of Williamsburg Homes, , Incorporated as owner that
requests an R-4 General Residence District Special Use for a
planned unit development and preliminary plan approval for a
residential subdivision to be known as Williamsburg Terrace.
The subject property is located at the south side of Highland
rik Avenue, north of Williamsburg Commons Subdivision, west of Lyle
Street, fronting Highland Avenue.
The proposed multiple family residential subdivision is
comprised of thirty-four (34) single family attached and
detached dwelling units to be developed in three phases. Phase
I includes eight (8) of the twenty (20) structures with a total
of thirteen (13) dwelling units. The proposed subdivision
includes a private east-west street, running from Airlite Street
west to Highland Avenue.
III. FINDINGS
After due notice as required by law, the Land Use Committee held
a public hearing on the proposed special use for a planned unit
development and preliminary plan on May 2, 1988. The applicant
testified at the hearing and presented documentary evidence. No
objectors appeared at the hearing and no written objection has
been filed to the proposed special use.
The Land Use Committee has made the following findings with
respect to Petition 23-88:
A. Site Characteristics: The subject property contains
approximately 8. 7 acres, including the Highland Avenue
ellsk right-of-way. The property is improved with a detention
area for stormwater located on the western portion of the
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subject property which serves the Williamsburg Commons
residential subdivision. Sandy Creek traverses the
filmk northwestern portion of the property. The maximum relief on
the property is ten (10) feet, ranging from 800 feet on the
northwest portion to 810 feet in the southeast portion of
the property.
B. Sewer and Water: The subject property is serviced by a
twelve (12) inch watermain on Highland Avenue and by a
sixteen (16) inch watermain on North Airlite Street. An
existing thirty (30) inch storm sewer exits along the south
edge of the property, and an eight (8) inch sanitary sewer
is located south of the property on Salem Road and will be
extended to service the proposed development. There are no
capacity limitations for the subject property.
C. Traffic and Parking : The subject property is located at
the southeast corner of North Airlite Street extended south
and West Highland Avenue. North Airlite Street functions as
a collector street for the Valley Creek residential
development and has a design capacity of approximately
10,000 vehicles per day. Airlite Street is proposed as a
future street extension to continue between Country Knolls
Lane and Highland Avenue. North Airlite Street at West
Highland Avenue carries 997 vehicles per day (1985) . West
Highland Avenue functions as a major east-west arterial
street servicing the west central portion of the city. West
Highland Avenue has a design capacity of approximately
14,000 vehicles per day and carries 5, 334 vehicles per day
west of Lyle Avenue (1985) . The proposed 34 residences would
generate an additional 265. 2 vehicles per day (34 x 7.8
vehicle trips per day) onto Highland Avenue and Airlite
Street.
The required parking is two (2) parking spaces per dwelling
unit or sixty-eight (68) off-street parking spaces.
D. Zoning History: The subject property was annexed to the
city in 1966 and was zoned R-4 General Residence District .
E. Zoning Status: The subject property is a conforming vacant
R-4 parcel of land.
F. Surrounding Land Use and Zoning: Williamsburg Commons
Subdivision is located south and east of the subject
property and is zoned R-2.
Several single family residences zoned R-2 are located north
of the subject property, and Sandy Creek
townhomes/apartments are located northeast of the subject
property, zoned R-4.
The property directly west of the proposed planned unit
development is undeveloped and is in agricultural use. The
property is zoned Kane County F Farming.
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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.
The area includes a full range of housing types.
H. Comprehensive Plan: The subject property is designated
"Urban Residential" on the Land Use Plan map. The urban
residential designation provides for the full range of
housing types using municipal sewer and water systems.
I. Departures from the Zoning and Subdivision Regulations: The
proposed planned unit development of Williamsburg Terrace is
to depart from standard ordinance requirements in several
respects, including a departure from the side, rear, front
yard requirements for R-4 zoning. The minimum front yard
depth is twenty-five feet. The minimum side yard
requirement is two side yards having a combined width of 16
feet and neither side yard having less than six (6) feet .
The minimum rear yard requirement is 30 feet in depth.
The proposed subdivision provides for no minimum front, rear
or side yards as a result of the lot lines following the
building footprint. The second departure from the
subdivision ordinance requires that all lots abut a public
right-of- way. The proposed townhomes would front a private
street, and the lots would fail to abut any public right of
way.
eft J. Planned Unit Development Standards: The committee has found
that the proposed special use and preliminary plan are in
substantial conformance with the Planned Unit Development
Standards.
K. Conditions for Approval: The Land Use Committee is of the
opinion that the approval of Petition 23-88 should be
subject to the following conditions:
1. Revisions to the P.U.D. site plan dated April 8, 1988
per the Engineering Division and Planning Department
prior to the adoption of the Planned Unit Development
Ordinance.
2. Payment of school cash contribution in the amount of
$1 ,387.84 payable at $159.52 per acre contained within
each final plat prior to the approval of the final plat.
3. Payment of a park site cash contribution in the amount
of $7,438.44 payable at $854.99 per acre contained
within each final plat prior to the approval of the
final plat.
4. Payment of cash contribution for future improvements to
Highland Avenue and Airlite Street payable per city
. street improvement policy with first payment prior to
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approval of the Planned Unit Development Ordinance.
5. Submission and approval of final engineering plans and
specifications per the Engineering Division.
6. Dedication of right-of-way required for the extension of
Airlite Street.
7. Dedication of right-of-way for Highland Avenue
equivalent to 40 feet as measured from centerline.
8. Compliance with all other applicable codes and
ordinances.
IV. RECOMMENDATION
On a motion to recommend approval of Petition 23-88, 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 23-88.
C.i a S,)
Roy Bell , Chai man
Lan Jse Committe
rPlanning and Land Use Commission
, • ),:"\t„. E.,..
4111d T. Deering, Secr ry
Use Committee
ning and Land Use Commission
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