G11-89 s f
Ordinance No. G11-89
AN ORDINANCE
AMENDING ORDINANCE NO. G6I-88 RECLASSIFYING PROPERTY LOCATED NORTH
OF SUMMIT STREET, EAST OF WAVERLY DRIVE, AND GRANTING A SPECIAL USE
FOR A PLANNED UNIT DEVELOPMENT
BE IT ORDAINED BY THE CITY COUNCIL OF THE CITY OF ELGIN, ILLINOIS:
Section I. That Section 2 of Ordinance No. G6I-88 entitled "An Ordinance
Reclassifying Property Located North of Summit Street, East of Waverly Drive, and
Granting a Special Use for a Planned Unit Development" passed August 10, 1988, be and
is hereby amended to read as follows:
"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, subject to the
following conditions:
I. Substantial conformance to the preliminary plan prepared by Jen
Land Design dated November 23, 1988 and revised February I, 1989.
2. Payment of the balance due for school and park site cash
contributions from Cobbler's Crossing Subdivision. Payment of the balance
due in two installments, payable at one year intervals from the date of the
first installment (November 16, 1988). The second and third installments
shall be secured through an irrevocable letter of credit in favor of the
city. The amount of 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. Contribution of $25,000 to defray cost of snow plowing cul-de-
sacs.
4. Compliance with all other applicable codes and ordinances."
Section 2. That, except as amended herein, Ordinance No. G61-88 remains in full
force and effect.
Section 3. 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
elk
Presented: February 22, 1989
Passed: February 22, 1989
Vote: Yeas 4 Nays 3
Recorded:
Published:
Attest:
s/ Marie Yearman
Marie Yearman, City Clerk
eik January 17 , ] 9 '
FINDINGS OF 1ACT
LAND USE COMMITTEE
PLANNING AND LAND USE COMMISSION
CITY UI ELGIN
I . SUBJECT
Consideration of Petition 5- b9 Requesting an Amendment to
Planned Unit Development Ordinance G61-- 88 , in Order to
Amend the Approved Preliminary Plan for Cobblers Crossing
Subdivision , property located North of Summit Street , East
of Waverly Drive , by Cobblers Crossing Fine Homes Limited
lartnership , as Applicant and Owner .
II . CONSIDERATIONS
A petition has been filed by Cobblers Crossing Fine Homes
Limited Partnership requesting an amendment to Planned Unit
Development Ordinance G61- 88 to revise the approved
preliminary plan for Cobblers Crossing Subdivision . The
sub) ect property is located north of Summit Street , and
cast of the Waverly Commons Townhomes and Bent Tree
Subdivision .
The applicant desires to amend the approved preliminary
plan for Cobblers Crossing Subdivision . The approved plan
includeL, 186 rental units and 250 condominium units for a
total of 936 multiple family units . The revised plan calls
for a total of 364 condominium units and ne rental units
for a net reduction of 72 units . The overall density of
the multiple family portion has been reduced from 7 . 6 units
per acre to (. . 4 units per acre .
IIl . FINDINGS
'l'he Lane Use Committee held a pudic hearing on Uc-
proposed amendment to the planned unit development
or : inar;Le on :January 37 , I `±69 . The petitioner
rh„ publrc hearing and presented documentary evidence .
No ab) ecti un to the petition has been l i l ed .
The Land Use Committee has made the following findings with
rerpe t to petition S- 89 :
A . Site ChL, racteristics : The sut) c , t property ccrtains
elk - Page 1 -
Exhibit A
.w.
6E . 866 acres . The property is gently rolling with
elevations ranging from 786 to 801 feet .
A natural wetland area is located en the r:orthErly
portion of the property . The area located to the south
of the wetland is heavily wooded .
h . Sewer and Water : The subject property is proposed to
be serviced from an 18 inch sanitary sewer located on
the property. The existing sanitary sewer line extends
from the southeast corner of the Waverly Common.
Townhomes , across the subject property , to Kennington
Square .
The subject property is proposed to be serviced from a
24 inch watermain located along Summit Street .
Stormwater is proposed to be collected onsite and
transmitted Lu the natural wetland area located to the
north of the development .
C . Traffic and Parking : Summit Street functions as an
east/west arterial street serving the east side of the
city . Summit Street has a design capacity of
approximately 18 , 000 vehicles per day and carries
14 , 500 vehicles per day .
Summit Street is planned to be resurfaced as part of
the Route 58 improvement project scheduled to begin
eft later this year . The project will include a four lane
improvement from Hiawatha Drive to Waverly Drive , and
the addition of turn lanes and signalization at the
Summit Street/Waverly Drive intersection . The traffic
carrying capacity of the street will be increased
within the limits of the project .
The proposed townhouse project and commercial site
would have direct access to Summit Street . Only one
street is proposed to intersect with Summit Street .
The street would align with Shady Oaks Drive .
Each dwelling unit within the townhouse project could
be expected to generate approximately 7 . 8 vehicle trips
per day . Accordingly , the project could generate
approximately 2 , 839 vehicle trips per day ( 364 x 7 . 8 ) .
The proposed 11 . 76 acre commercial site is of adequate
size to accommodate a 117 , 000 square foot shopping
center . Shopping centers ranging in size from 100 , 000
to 200 . 000 square feet generate approximately rc . 7
vehicle trips per day for each 3 , 000 square feet of
gross floor area . Accordingly , a 117 ,000 square foot
}'ay i-
shopping censer could generate approximately 7 , 604
vehicle trips per day .
The oil - street parking requirement for the townhouse
project is two spaces per dwelling unit . The proposeC
townhomes feature attached garages with room to
accommodate additional cars in private driveways .
Additional parking is provided within the proposed
cul de- sacs . Accordingly , the parking ratio is 2 . 71
spaces per dwelling unit .
The off - street parking requirement for development of
the commercial site would vary dependent upon the
proposed use of the property. Development of the
property would be subject to sate plan review and
approval by city staff .
Source : 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 R-- 2 and R- 4 in 1970 . The property was rezoned to
B- 3 and b: 4 with a special use for a planned unit
development in 1988 .
E. Zoning Status : The subject property is of adequate
eft size to be developed in accordance with the
requirements of both the existing and proposed zoning .
F . Surrounding Land Use and Zoning : The area located to
the north of the subject property is zoned R- 2 . A
natural wetland area is located to the immediate north
of the proposed development . The area is in
agricultural use .
The area located to the east of the subject property is
zoned R 2 and R- 4 . A portion of the area is improved
with two single family homes and Kennington Square .
The remaining area is vacant or in agricultural use .
The area located to the south of the subject properly
is zoned R- 2 and 0 . The area is developed with single
family huir.ec and a medical office building
The area loc .ited to the west of the subject property is
zoned 1> 1 . P- 4 and It- :s . The area includes, singe
family homes , townhomss , a bank , and three vacant
parcels .
'I rend f D c v c 1 . pn ent : TLc t r e n d c,i development 1 1 1 bc•
area in which the subject property is located iu
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towards a continuation of an urban residential pattern
of development , along with continuing development of
commercial property along Summit Street . The sir:gie
elk family homes located to the south and east of the
subject property were recently annexed by the City of
Elgin .
H . Comprehensive Plan : The area in which the subject
property is located is designated "urban residential " .
The natural wetland area is designated "open space" .
Summit Street and the abutting properties are
designated as a "transportation corridor" . Development
along a transportation corridor may be more intensive
in nature . However , the impact on surrounding land
uses and the street system should be given special
consideration .
1 . F . U . U . Departures : The petitioner is requesting
approval to develop the proposed P• 4 P . U . D . subject to
the following departures from the strict application of
the zoning and subdivision regulations :
1 . The project features 74 building sites which will
not all front on a public street , which is a
departure from E . M . C . 19 . 04 . 360 .
2 . The building sites vary from the minimum R- 4 design
standards for lot area , lot width , floor area
trk ratio , and required yards listed in E . M . C . 19 . 18 .
3 . The project features streets with centerline curve
radii of less than 300 feet , but in no case less
than 150 feet , which is a departure from E. M . C .
18 . 24 . 020 ( L) .
J . Planned Unit Development Standards : The proposed
P . U . U . is in substantial conformance with the P . U . D .
standards .
K . Conditions for Approval : The Land Use Committee is of
the opinion that approval of Petition 5- 89 should be
subject to the following conditions :
1 . Revisions to the preliminary plan prepared by Jen
Land Ucciyn , dated November 23 , 1988 , per the
Bureau of Inspection Services , Engineering Division
and Planning Department .
2 . Substantial conformance to the revised preliminary
plan .
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J . Payment el the balullLe due fur school anu park sit&
cash conttibutions flora Cuhblers Crocaine,
Subdivision . Payruent of the balance due in two
installments , payable at one year intervals from
the date of the first installment (Nov _ mber 16 ,
1988 ) . The second and third installments shall be
secured through an irrevocable letter of credit in
favor of the city . The amount of 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 .
4 . Compliance with all other applicable codes and
ordinances .
1V . RECOMMENDATION
Ut, a motion to recommend approval of Petition 5- 89 , subje t
to the conditions for approval , the vote was five ( 5 ) yes
and zero ( 0 ) nu .
Therefore , the Land Use Committee recommends of Petition
5- 89 .
Robert W. Siljest'rom , Chairman
Land Use Committee
eft Planning and Land Use Commisssion
Thomas Arm bong , Secret ry
Land Use Committee
Planning and Land Use Commission
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