G82-88 Ordinance No. G82-88
AN ORDINANCE
RECLASSIFYING PROPERTY ON NORTH CONGDON AVENUE, EAST OF THE
BLACKHAWK SUBDIVISION, AND GRANTING A SPECIAL USE FOR A
PLANNED UNIT DEVELOPMENT
WHEREAS, written application has been made to reclassify certain property
located on North Congdon Avenue, east of the Blackhawk Subdivision from M-I Limited
Manufacturing District to R-2 Single Family Residence District and for a special use for
a residential 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 residential 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 I9.08.020, 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 M-1 Limited Manu-
facturing District and including in the R-2 Single Family Residence District
the following described property:
Parcel 1:
That part of Sections 6 and 7, Township 41 North, Range 9 East of the
Third Principal Meridian, described as follows: Commencing at a point on
the north line of said Section 6, 855.00 feet, as measured along said north
line, west of the northeast corner of said Section 6; thence south 03
degrees 38 minutes 39 seconds west (deed south 03 degrees 38 minutes
west), 3779.44 feet to an intersection with the northerly line of Shoe
Factory Road; thence westerly along the northerly line of said Shoe
Factory Road, being a curved line convex southerly and having a radius of
13172.18 feet, an arc distance of 356.20 feet to a point of tangency in said
northerly line of Shoe Factory Road (the chord of said arc bears north 87
degrees 17 minutes 06 seconds west, 356.19 feet); thence north 86 degrees
30 minutes 37 seconds west along the northerly line of said Shoe Factory
Road, being a line tangent to said last described curved line at said last
described point, 837.18 feet to a point for a place of beginning; thence
continuing north 86 degrees 30 minutes 37 seconds west along the northerly
line of said Shoe Factory Road, 214.05 feet to a point of curvature in said
northerly line; thence westerly along the northerly line of said Shoe
Factory Road, being a curved line convex northerly having a radius of
38247.20 feet and being tangent to said last described line at said last
described point, an arc distance of 389.92 feet to an intersection with the
easterly line of Third Addition to Blackhawk Manor, being a subdivision
according to the plat thereof filed January 9, 1958 as Document Number
LRI776797 (the chord of said arc bears north 86 degrees 48 minutes 09
seconds west, 389.92 feet); thence north 00 degrees 26 minutes 07 seconds
west along said last described east line, 1345.37 feet to a corner of said
Third Addition to Blackhawk Manor; thence north 84 degrees 00 minutes 38
seconds west along a northerly line of said Third Addition to Blackhawk
Manor, 185.81 feet to a corner of said Third Addition to Blackhawk Manor;
thence north 09 degrees 51 minutes 03 seconds east along the easterly line
of said Third Addition to Blackhawk Manor and along the easterly line of
Fourth Addition to Blackhawk Manor being a resubdivision according to the
plat thereof filed October 6, 1959 as Document Number LR1889895,
1981.92 feet to an intersection with the southerly line as monumented of
land conveyed to Northern Illinois Gas Company by Document Number
17588255; thence south 89 degrees 52 minutes 35 seconds east along said
last described southerly line 468.49 feet; thence south 00 degrees 09
minutes 49 seconds west, 3351.20 feet to the place of beginning, in the City
of Elgin, Cook County, Illinois.
Parcel 2:
That part of Sections 6 and 7, Township 41 North, Range 9 East of the
Third Principal Meridian, described as follows: Commencing at a point on
the north line of said Section 6, 855.0 feet, as measured along said north
line, west of the northeast corner of said Section 6; thence south 03
degrees 38 minutes 39 seconds west (deed south 03 degrees 38 minutes
west), 2489.44 feet to a point for a place of beginning; thence continuing
south 03 degrees 38 minutes 39 seconds west along the southerly extension
of said last described line, 1290.00 feet to an intersection with the
northerly line of Shoe Factory Road; thence westerly along the northerly
line of said Shoe Factory Road, being a curved line convex southerly and
having a radius of 13172.18 feet, an arc distance of 356.20 feet to a point
of tangency in said northerly line of Shoe Factory Road (the chord of said
arc bears north 87 degrees 17 minutes 06 seconds west, 356.19 feet); thence
north 86 degrees 30 minutes 37 seconds west along the northerly line of
said Shoe Factory Road, being a line tangent to said last described curved
line at said last described point, 837.18 feet; thence north 00 degrees 09
minutes 49 seconds east, 3351.20 feet to an intersection with the southerly
line as monumented of a strip of land conveyed to Northern Illinois Gas
Company by Document Number 17588255; thence south 89 degrees 52
minutes 35 seconds east along said last described line 300.00 feet; thence
south 00 degrees 09 minutes 49 seconds west, 2066.63 feet; thence south 86
degrees 12 minutes 11 seconds east, 971.88 feet to the place of beginning,
in the City of Elgin, Cook County, Illinois."
Section 2. 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 residential planned
unit development, a copy of which is attached hereto as Exhibit A and incorporated
herein by reference, for the following legally descibed property:
Parcel 2:
That part of Sections 6 and 7, Township 41 North, Range 9 East of the
Third Principal Meridian, described as follows: Commencing at a point on
the north line of said Section 6, 855.0 feet, as measured along said north
line, west of the northeast corner of said Section 6; thence south 03
degrees 38 minutes 39 seconds west (deed south 03 degrees 38 minutes
west), 2489.44 feet to a point for a place of beginning; thence continuing
south 03 degrees 38 minutes 39 seconds west along the southerly extension
of said last described line, 1290.00 feet to an intersection with the
northerly line of Shoe Factory Road; thence westerly along the northerly
line of said Shoe Factory Road, being a curved line convex southerly and
having a radius of 13172.18 feet, an arc distance of 356.20 feet to a point
of tangency in said northerly line of Shoe Factory Road (the chord of said
arc bears north 87 degrees 17 minutes 06 seconds west, 356.19 feet); thence
north 86 degrees 30 minutes 37 seconds west along the northerly line of
said Shoe Factory Road, being a line tangent to said last described curved
line at said last described point, 837.18 feet; thence north 00 degrees 09
minutes 49 seconds east, 3351.20 feet to an intersection with the southerly
line as monumented of a strip of land conveyed to Northern Illinois Gas
Company by Document Number 17588255; thence south 89 degrees 52
minutes 35 seconds east along said last described line 300.00 feet; thence
south 00 degrees 09 minutes 49 seconds west, 2066.63 feet; thence south 86
degrees 12 minutes 11 seconds east, 971.88 feet to the place of beginning,
in the City of Elgin, Cook County, Illinois.
subject to the following conditions:
1. Substantial conformance to the revised preliminary plan prepared
by Jen Land Design, Inc., dated August 19, 1988
2. Payment of school and park site cash contributions totalling
$250,380.13. Payment of the school and park site cash contributions shall
be made in three installments. The first installment ($83,460.05) shall be
due prior to approval of the final plat of the first phase of the develop-
ment. Payment of the second and third installments shall be 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 adjusted for the installment term at
the city's prevailing borrowing rate at the time of the first payment.
3. Submission of a petition to rezone a 100 foot wide strip of land
along the westerly line of the Hussman/Toastmaster property from R-2
Single Family Residence District with a special use for a planned unit
development to M-I Limited Manufacturing District with a special use for
a planned unit development.
4. 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.
s/ Goerge VanDeVoorde
George VanDeVoorde, Mayor
Presented: November 16, 1988
Passed: November 16 , 1988
Vote: Yeas 6 Nays 0
Recorded:
Published:
Attest:
s/ Marie Yearman
Marie Yearman, City Clerk
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/�► July 20, 1988
FINDINGS OF FACT
PLANNING COMMITTEE
PLANNING AND LAND USE COMMISSION
CITY OF ELGIN
I. SUBJECT
Consideration of Petition 36-88 Requesting a Rezoning from
M-1 Limited Manufacturing District to R-2 Single Family
Residence District and to R-2 Single Family Residence
District with a Special Use for a Planned Unit Development
and Preliminary Plan Approval for a Residential Subdivision
to be known as Bayfield Farms, property located North of
Congdon Avenue and East of the Blackhawk Residential
Subdivision by the Kimball Hill Corporation, as Applicant and
the Stewart Warner Corporation, as Owner.
II. CONSIDERATIONS
A petition has been filed by Kimball Hill, Incorporated
requesting a rezoning from M-1 Limited Manufacturing District
to R-2 Single Family Residence District, special use approval
for an R-2 Planned Unit Development , and preliminary plan
approval for a subdivision to be named Bayfield Farms. The
subject property is located north of Congdon Avenue and east
of Blackhawk Manor Subdivision.
The petitioner proposes to subdivide the subject property and
develop it with 356 single family homes. Approximately 51
acres of the proposed 98. 757 acre subdivision would be
developed as an R-2 Planned Unit Development.
III. FINDINGS
The Planning Committee reviewed the proposed rezonings and
special use for a planned unit development on June 15, 1988.
The petitioner testified at the meeting and presented
documentary evidence. No objectors appeared at the meeting
and no written objection has been filed.
The Planning Committee has made the following findings with
respect to Petition 36-88:
A. Site Characteristics: The subject property contains
98.757 acres. The property is part of a larger parcel of
land which contains 128.631 acres.
A line of trees exists along the westerly 100 feet of the
subject property. The remainder of the property has been
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Exhibit A
in agricultural use.
The subject property is gently rolling. Elevations range
from 800 to 820 feet.
B. Sewer and Water: The subject property is proposed to be
serviced from an 18 inch sanitary sewer which is located
at the southeast corner of the Waverly Commons Townhomes.
The sewer system would extend north, through a single
family subdivision proposed to be located south of
Congdon Avenue, to the subject property.
The subject property is proposed to be serviced from a 12
inch watermain located along Congdon Avenue and looped
through watermains serving Blackhawk Manor Subdivision.
Stormwater is proposed to be collected onsite and
transmitted to a natural wetland area located south of
Congdon Avenue.
C. Traffic and Parking: The proposed subdivision features
one point of direct access to Congdon Avenue and indirect
access to Congdon Avenue via Stewart Warner Drive. The
proposed subdivision would also be accessible through
local streets serving Blackhawk Manor Subdivision. These
streets (Huron, Stewart, Elma and Ford) presently
terminate at the west line of the subject property.
Congdon Avenue functions as an east/west arterial street
serving the northeast side of the city. Congdon Avenue
has a design capacity of approximately 12,000 vehicles
per day and carries approximately 5,800 vehicles per day
(at Dundee Avenue) .
The local streets serving Blackhawk Manor Subdivision
have a design capacity of approximately 8,000 vehicles
per day. These streets carry between 200 and 1 ,400
vehicles per day. Single family residences generate
approximately ten vehicle trips per day. Accordingly,
subdivision could generate 3,560 vehicle trips per day.
The off-street parking requirement for single family
residences is two spaces per dwelling unit. Required
off-street parking must be provided on each lot.
Sources: Engineering Division, City of Elgin.
Design Manual, State of Illinois, 1984.
Trip Generation Manual , ITE, Third Edition.
E.M.C. 19.44 Off-street Parking.
D. Zoning History: The subject property was annexed and
zoned M-1 in 1970.
E. Zoning Status : The subject
property is of adequate size
and shape to be developed in accordance with the existing
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M-1 District standards or the proposed R-2 District
standards.
F. Surrounding Land Use and Zoning: The area located to the
north of the subject property is zoned M-1 . The area is
developed with the Northwest Tollway. Toastmaster
Corporation is located at the northeast corner of the
larger parcel of land, of which, the subject property is
a part.
The area located to the east of the subject property is
zoned Cook County R-4 Single Family Residence District .
With the exception of some single family homes located
along Shoe Factory Road, the area is in agricultural use.
The area located to the south of the subject property is
zoned R-2. The area is in agricultural use. The
petitioner is proposing to develop this area with single
family homes.
The area located to the west of the subject property is
zoned R-2 and R-4. The area is developed with single
family homes and apartments.
G. Trend of Development: The trend of development along
Congdon Avenue has been a continuation of urban
residential development.
H. Comprehensive Plan: The north one-half of the subject
property is designated Office, Research and Light
Manufacturing. The south one-half of the property is
designated Urban Residential.
I. P.U.D. Departures: The petitioner is requesting approval
to develop the area proposed to be zoned R-2 P.U.D.
subject to the following departures from the strict
application of the zoning and subdivision regulations :
1 . To allow the construction of local streets with a
design radii of less than the required 300 feet, but
not less than 200 feet.
2. To allow the platting of lots with a lot area less
than the required 7,500 square feet, but not less
than 6,000 square feet.
J. Suitability of Present Zoning: In view of the
surrounding land use and zoning, the trend of development
in the area, and the goals, objectives, and policies of
the Comprehensive Plan, the current M-1 Limited
Manufacturing District zoning is unsuitable, and the
subject property should be rezoned to R-2 Single Family
Residence District.
L. Planned Unit Development Standards: The proposed planned
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unit development is in substantial conformance with the
planned unit development standards.
L. Conditions for Approval: The Planning Committee is of
the opinion that approval of Petition 36-88 should be
subject to the following conditions:
1 . Revisions to the Preliminary Plan and Preliminary
Engineering Plan per the Engineering Division and the
Planning Department.
2. Substantial conformance to the revised preliminary
plan and preliminary engineering plan.
3. School and park site cash contribution payable on a
per acre basis for the area contained within each
phase of the development. Contributions will be
payable prior to final plat approval for each phase
of the development.
4. Compliance with all other applicable codes and
ordinances.
IV. RECOMMENDATION
On a motion to recommend approval of Petition 36-88, subject
to the conditions for approval, the vote was six (6) yes,
zero (0) no, and one (1) abstention.
Therefore, the Planning Committee recommends approval of
Petition 36-88.
(4911\J
enard Jack n, Chairman
Planning Committee
Planning and Land Use Commission
J o d T. Deering, Se etary
Planning Committee
Planning and Land Use Commission
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