G69-89 Ordinance No. G69-89
AN ORDINANCE
CLASSIFYING CERTAIN NEWLY ANNEXED TERRITORY
AND GRANTING A SPECIAL USE FOR A PLANNED UNIT DEVELOPMENT
(Highland Springs)
WHEREAS, the territory herein described has been annexed to the City of Elgin;
and
WHEREAS, written application has been made to classify said territory in the 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; 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 including in the R-4 General
Residence District, the following described property:
That part of the Southwest Quarter of Section 9, Township 41 North,
Range 8 East of the Third Principal Meridian, described as follows:
Commencing at the Northwest Corner of the Southwest Quarter of said
Section 9; thence South 01 degree 13 minutes 54 seconds West, along the
West line of said Southwest Quarter, a distance of 296.64 feet; thence
South 80 degrees 35 minutes 13 seconds East, a distance of 778.48 feet to a
point, this point hereinafter referred to as Point "A"; thence South 04
degrees 32 minutes 07 seconds West, a distance of 309.80 feet; thence
South 84 degrees 17 minutes 12 seconds West, a distance of 205.62 feet for
the point of beginning; thence North 84 degrees 17 minutes 12 seconds
East, along the last described line, a distance of 205.62 feet; thence North
04 degrees 32 minutes 07 seconds East, along a previously described line, a
distance of 309.80 feet to aforesaid Point "A"; thence South 80 degrees 35
minutes 13 seconds East, a distance of 341.84 feet; thence South 80 degrees
41 minutes 22 seconds East, a distance of 251.19 feet; thence South 04
degrees 04 minutes 34 seconds West, a distance of 905.88 feet; thence
South 84 degrees 18 minutes 49 seconds West, a distance of 395.64 feet;
thence South 21 degrees 16 minutes 30 seconds West, a distance of 362.40
feet to the Southwesterly right of way line of Highland Avenue Road,
according to Highland Avenue Estates, being a subdivision of part of
Section 9, Township and Range aforesaid; thence North 47 degrees 40
minutes 41 seconds West, along said Southwesterly right of way line, a
distance of 327.51 feet to a line that bears South 01 degree 12 minutes 49
seconds West from the point of beginning; thence North 01 degree 12
minutes 49 seconds East, along said line, a distance of 827.42 feet to the
point of beginning. Being situated in Elgin Township, Kane County, Illinois
and containing 18.19 acres more or less."
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 planned unit
development, a copy of which is attached hereto as Exhibit A and incorporated herein by
reference, subject to the following conditions:
I. Conformance with the revised annexation agreement.
2. Substantial conformance with the revised P.U.D. site plan.
3. Payment of a school site cash contribution in the amount of
$5,802.71. Payment due prior to the final plat approval. Payment may be
phased based upon the acreage contained in individual units.
4. Payment of a park site cash contribution in the amount of
$31,071.79. Payment due prior to final plat approval. Payment may be
phased based upon the acreage contained in individual units.
5. Payment of the developers contribution for future roadway
improvements to West Highland Avenue in the amount of $16,186.50. The
first installment shall be due prior to approval of the final plat of the first
phase of the 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.
6. 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 and approval in the manner provided by law and shall be published in pamphlet
form by authority of the CO), Council.
s/ George VanDeVoorde
George VanDeVoorde, Mayor
r
Presented: July 26, 1989
Passed: July 26 , 1989
Vote: Yeas 6 Nays 0
Recorded:
Published:
Attest:
s/ Marie Yearman
Oarie Yearman, City Clerk
r
FIIiI ,
c'INL!:N O1• FACI'
13,1.! 1.1`_ 1:: ;C!MMI '1'Ti ?
r' r H.11.1.tt! : l!1' LANL' U: r t':M1 'SIGN
•l } 1 ;. i 1s
1 . SUBJECT
_ _ .. ? Le *. - t ! _ r, / t;e ; J inq Ann= -- l . IUr: . h 4
. i ' 1dcr: _ - 1-'ICt i . t .. :•r. _ , and Use AFprcva .
,- 11 _ ..,i . !. t 1_'( 1 l r I::E .. t L'! i- *; . W n d =. I1,
prl:l _ r 1 . ° _ ated on the r;-_ I tb side of We_ .
11 : 911 .1 -a::^ A•. . .. 4. I: W . f V,. ] Icy Creel:
b: h''.: tniryoo ptolcl ties , Litr Led as Appli ,:ant ,
_,nd CI a : on 1' . F+u : n. dae , a _ Owrier .
? : . CONSIDERATIONS
A yeti i = rr hat-. teen filed by turnidge Properties , Limited
reque ' ins annexation , Il I General Residence District
onInq . pl .jt;ncd unit development approval , and preliminary
plan aaIr- te,v,, l for 3 rc _ rdential development to be known as
High : and 5prinqu . The subject property is located along
Hi91: lar:d Av u.: . di 1ec4. I ei _ t of the Hickroy Ridge
Subd: vi si or,
.The pet ; ti erlc : I oyese: to annex a 38 . 19 acre Farces Ie the
C? t \ 'i 1-:1 ,1 ! r and devF- lop i t wi th duplexes . townhouses and
f cur- un.: re: i 'J ntial tut Idings . The proposed developmcnt
vi 11 rcaturc forty- four 44 buildings '_ cutaininq a total ci
1 C' dwel ] Inq Units .
111 . FINDINGS
After due notice , a_ reflui red by law , the Land L'sc
Commi ttce held a public hearing on the pr epoued annexation .
rezoning . and planned unit. development on March 20 , 1989 .
'F1. : I ! tic ; c ' testified at the heating and presented
dc .: ummnta. ry evidence . vt.jet- tors appeared at the hears * _
a:;,; w ' rti- en or ! ee tion to +:h'= pc + Ilion hag been filed .
Ihe Land t;r.c• CnitImittee ham: ' uadc the following fi rid) nyr vat ):
r e 1 '_ I t o j e t t 1 i o n 2? 89 :
A . _ _ te t. _ _ tcristl . . . '1 he sut_; cct property cent _ : :::
apt_ roximaiel } 1 . 41 a _ tc . The property is imp ). v,__i
w:. th a sini: le f :.!r,i J . : dunce . Elevations range I : TI:
.' 1I roximal. ely btt; cool al ',=nJ the west property line to
& It feet, in a naiuraJ depres:pion at the soutLta :
1,,,3L 1
Exhibit A
E . E��E .„31 r ' • 1 v l _ 1 'F.c':..Eu . .
n riit hr _ >> t: ' tern. s e.' ' ' _ tcm to the na _ -
• r ' I! . n t i r: a = . _ ,, . nE r of the pi op _ r c .
w it _ t' d e l .1
�,, ... t _ . > c' . s ear• be provided three -, ' .. _
- i1 , i i i; _ ), ii = wh i c h have:
X t p r:d E _ i. ;,e III, r .. r' I U I E . y .
I _ E` . 1 _ c b . tl; . _ uoh an _ _ h . .. _ ..
Err III' 1n V'1: 1 h terini €-E a the north pioperty lin!
111 9 1t ! I,'.. ), w3tr: a1IL 1CL ,9ted atone I-i: ybI ?nd Avenue .
Source : Eng ; nc'cring Division . City of Elgin .
C . 'It _ rr , _ and F . ik_ _ e : I'hc prupos .•d d ,v _ i pmont featu. - -
twc poir, t of ac e . The primary accec.F. is frcir hest
1h1ai.d A-. '_ r:ue . with secc'ndary a+_cess being provided
\%alley ( reuk Subdivision, via Highland
Uravc .
West Highland A.VPnUE” functi onE. as a major east - west
air -2tial street serving the central west side of the
city. west Highland Avenue has a design capacity of
siproximaccly 14 , 0u0 vehicles per day . West Highlar.d
Avenue (wcsl of lye Avenue ) carries approximatel ;
vehl : lei per day
H:tchiand Springs:. Delve and the logical conncct ; rig
tr : r_ ! s in Valley Creek.. Subdivision function as local
streets and have a design capacity of approximatel ;
7 , 000 vehicles per day . No traffic counts are
available for the connecting streets in Valley Creel:
Subdivi i on
IhE pr ,pc :E'd development could generate approximately
790 vehicle trips per day . The duplexes , townhouses
and t our- unit buildings accounting for 760 vehicle
trips , and the existing single family residence
accounting for 30 vi_'hicle tripe . Traffic would be
d i -Eperred tt, rcuyh the tw - !tenets of a:cces _ .
The off- rtre'ct parking ordinance reguires two parking
spa _ es per dwelling unit . The developer is propc _ in
t _ ricvidc t• rail inu ::Faces per dwelling unit .
L ..enrng 1)i star y : A n-ijcirty ct the subject property iL
located in uni ncc'i perct ed Kane County and it; zone•.'.
!tint : Frrmri:g . A perti 'fri of the property was annexed
• I'aa ,
ana zoned ai. Fart ( f et1e
area is zoned k- 4 .
h . Zoning Statu: : The t.Ubicct prsper '_ y is. : mprcved w; i. :
lawful single family re', iden'. e .
F Surrounding Lana Us( and 'L^ni r g : The area loos :
IL roc : th 0 ! •. r *_ v is zoned R- _ a :.
� F.' E upe.n 4•: 1 h d ui J c ;: c
1. irel I Gated ' U ' I:': c3E. _ r ;. the subject property i
. cried I- nd 1. A. . '1 !, - - . to Is bErn, .dE '. elupcd w: _n
real . family re -- 1dCr 6 L -' . '_11.cn ' -
: he a r e a J C.''_ C11 E j to the ' c"r tll of the `. ur ,: eC t p r :pE.'_ '-7
is zoned Kane County F:rrrming and i _ developed
sin.? le family residences .
113c area located t ( tiro immediate west of the property
1 s z o n e d k n k c. , d _ c i c e D t r i c t P U . P . a n d I S 1,_ 2. 11r.
developed with tcwni:cme'c .
G . Trend of Development : With the exception of existing
estate residential subdivisions located in
unincorporated Kane County , the area in which the
_ uLJect property is located is developing with urban
residential uses .
H . Comprehensive Plan : The subject property is designated
"urbjr reuidenti3 .
_ . l- . U . 1! . Ucpartures : the proposed P . U . D . includes the
following departures lr _'nm the zonin•., and subdivision
regulatrc`rs :
1 . The proposed structures will be constructed on
building having nc direct frontage on public
rights of way . The building sites are sized to
accommodate the building footprints , with little or
no room for additional setbacks . Accordingly , the
building sil.es do not meet the definition of a lot
and do not meet the design, standards for lots .
.. . All common, open •Jrca ::: not irrclude-i in building
site E. and all c•1. reets ( except Highland Spring :
Drive ) are prcpooed to be owned and maintained by a
hoe.00wri r:. ac car ; •,t3 ,'n .
The private st. rects depart from subdc '..r en
ordinance design standards regulating pav err , -: c
wrdtl: . cul de - sIss . dewalks , centerline curvc
radii and _•1dewaiks .
- Page 3 -
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' ) _ \ 1 _ P_ !::k'. P t t? E . 1 L al
7 i de ..'O1 •pul,: :: t U'':'. 1 r v! owed iIi t0 _ n.E-
X ] Ft ] P. ir'd futu1c revel, QE'neIating lane u' -
- _d w1 r lie Iy _ l E' g2. r1 and within
'. : ` t _ _ _ 4 It. . 'Int le•E : SET. _ . .: 1 . commercia
^n' r. t • !:c 1 :] n • _ system are h: r.,
: .• 1•IC ; t .. . e .,t I ... ? ] _ _ al _ IC• : _ t point of VIEW . a :.
I I 2 ' _. 'e•111':1. 1 ■ _ t>', 3 }.• i a e t
' 1 v . : . . .. -. I E• . 0 F.c - r. ) It 1 . _} r
, _ _ 2. - 1 :Jl 2 t. d I _ _ _ 1 _ rl . , _ E' l F 1r e n t muE t b
't • _ r. _ r; t h E' E`it t _ T: C f t: E
3t'•' w n1I. thr, c :P. _ e}' L Cf 3 JCL' mUL' . '_ , .
. _ t a _ - ! i i. ci 1't eE c-Tit H..13 1 TIg : l ri VIE ,, of t 0E-
1 Ind u - _ and zonin , the trend of
c• . !, - 1, - urea . acid the g ^•, 1 _ etJE . tIvE•S ano
} - 1 . - - _ _ -t _c'm f t e h'_ :I _ : •• - 1 1 - !. . 1 I] C ur _ E'nt Y.a ,.
Ccanty }• F _ ru n7.1 Ii. _ ir1Et . c'., _ r:g _ _ unsultat- 1 C' e .. . th!
s u b ; c - I t E,C' Id L•c arncxcJ and zor.rd 11- 4
Gent : 31 ?:E ] . E lit :,t t t C t
L . I :j11r,': -' U!: t De .'c1opu:.:nt St ? ndixi `I•ho prep • sed
1 1 3 r:r: n C i \'E 1 t ;-iti n 1 5 J. n g UL'i i. •i n t ] a 1 c OliI o nII:3 n C e
V11: Y ift _ 1 . U . 1! . _ tar:'jct _j = .
M . C_nc] t ! _ .. . ! _ I A} } ! •.• ] . •i ht, Land Usc Comm] tte IL cif
I. ' 1 ' nC n '_ Ii:. . :! p!- tt . a .1 c1 1`t - . ' L "3 9 s1: d .. 1d ILe
s_ti �ct t _ tnc . . I1 :+warn. ccndltic,ns :
1 . Revs lc. n 1. 0 the annexation agreement per the
Eng: neerlr,q LIiv1t• ] on , bureau of 1it_.pectior:
°•cr'�1te , Legal Uepirtmeiit and Fiannany Department .
2 . Coniarmallcc with the revised annexation agreement .
3 . Y'evi ior.s to the Y-. U . D . site plan per Engineering
L] v1s1 (1r, , 13uri'au of inspection Services and
}, i .? 11n3 0,1 Uf-partment
•; . 1:obstii t131 corliormanr e with the revs ed P . U . D .
I tc ;_- 1an .
. 1'a '.'nis-13L •f 3 r- chtrC1 S1 ' E• C3Sh LOntra L'ut1on 1ht-
3m"un ! : I . 8' "% ` 1 P3yn:`_nt due prior to Iln-il
plat I} F I 1 . 1'.: yr:c n ', m:-y hE' phased based upon
1.1i,: :, !: , c •lye 1n ,. nc,' I II individual units .
„ 4 -
c . Paymtn-L of d 1,-,.. 11,. S ; tf CEI :.IJ . unlributf :,n
amcunl cI a21 , 0 ' 1 , i9 . 1Jym,Lnt Jo, pz .iui to fl :, . ..
it apprcv& J . Payment may be phi..F: o ba .-cd opon
frk th,_ .- Jgc ccntainod in ihdlvidual units .
' . la:-:. ,.- :it ti tnr de%ylcpera contribution fol . ._ '
imptcycmsnt , West fi . 4t, land Avenue
amount of f.. J . ! !' t ! (_ . 2ByLUCII due prior I.
iiir ,.- , l c.. , t : in:' 1311mc.fitc if the devel :Tmeri
E.'i 2 1: . C ! "1. . .. first 2n ::tallment !. .., 1 ]
our pli , i tfl arp : ": -JI :' t1,.. final plat of
first pi—, : f 7: : v j : 111' ' . Faymsnt
1 1 ,: '_ '7 1-i 4 1: 1 t i: .1 1 '1 11:'.: 1. 13 1 ! ttl.:. 1. t cc thic roady
i mr. : :. v;. me I; ', t'T; t 7 1. 12 t .1. C':. a I-.a l 1 C . d LI( i- , r_ Ii E y
1PtelV211 ficf the lat of U.: fizt payment and
shall be !:erured throuczh an Irrevocable letter o!
ercdil in ± j -c: ol the Lit : . The amount of th
second and tni : d installments shall be bassi on
engititi c-_, timate:.: for design and ...: onstruction
adluled fox the iritallment term at the
city a pievdiling borrowing rate at the time of
final plat approval fo: the firat phaae of the
devclopmrnt .
8 . Preservtion of al ) healthy ntura ) vegetation net
in conflict with a building site .
9 . Complianee with - .1 ) other applicable codes and
ordinances .
eft
IV . RECOMMENDATION
:In ::: ulco. In to recommend approval of Petition 27 - 9 ,
!-iubject lc the condition for approval , the vote was six
! E ! yes and 7UTC ( 0 ) 11 .
Therefore . the Land Ufe Committee recommends approval of
Pr.: LI -tier 2 !
____RCATOCitat •
_ ,AaltCOV&.Tco*.
Robert W. Sil ) est 4y m , Chairma
Land Use Committee
Planning and Land, Use Commission
.itioar,aar2_61.-1211--
Thomas J . Armstrong -, 4:171etary
Land Use Committee
1 Iiiit:g rind i.,?, ticl Use COMIDISICF.
eft. - Page I-.,,