G69-89 w
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 some 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 City Council.
s/ George VanDeVoorde
George VanDeVoorde, Mayor
Presented: July 26, 1989
Passed: July 26 , 1989
Vote: Yeas 6 Nays 0
Recorded:
Published:
Attest:
s/ Marie Yearman
Oarie Yearman, City Clerk
01• FA'_' 1'
U, h Cr_,MMISSION
SUB_J ECT
i2 rig Armr_ -?- Lit. I C)L j_. 4
c I z) I ii� c A F F r c,;a
wn � L h,"
a t -!I e n._ ! t t) I c• C)i We_
w E, f V J J C.
Z u L J i I it t. if n i d y I u 1 --- i 1 C- t , L , ir i e d a I 1 3 t
e ri DutnidaL a 0 w r;c i
CONSIDERATIONS.
A p E-t t i r n nab: teen f I I L,d b}• 14 u r n 1 d g c, P r o p e r 1 1 c s L 1 m i t c-d
i c Q u c : i n,j a n n e y :i t i c n , R I UL. ri e ra .1 Re,- idenck- D I S t I _1 '_ t
7 or, i r q I �!ijni. 0 ui; j dcvt, .l opmc-.nt apT, z c,va I , and prel j i6i rI@ r )'
T• j -; n ;I l i 1 �V'j l f c 1 3 r c _- i d e ri L 1 a I development: t o be known a E
H i g h 2 a n d 1, rin9E T n P L u r, :1 e c t property is located 21c.nu
Hi At: I & ,:d A,,/,.,ri u di i e: '- 1 C t of t tic H 1 c k r o y Ridge
Su b d; v1 1 on
T t E_ p jj zinnex a 18 aLrc parcel ILL, the
C., t " q ! i, anc dL, lop it with duplcxes . tcwriliouses and
I C L "- u n i L r �-L i d � r i t j a i f u i l d i n q E . The I.r_)p o s e d d e v f, I o I.n.,c n-L
will lCaLuic Icity- four 14 tuildirigs -- ontaining a total ci
I d w e 1 ) I I)q Uri I
FINDINGS
A f t e r due 1 1(it I e a ! r ( -,,ui i ed by law , t h e Land U 1.
Committee h e l d 3 p u b l i c h*a i i n(g on t h-? p i o p(��e d a ni e x a t i c r!
rezoning . and pJanned uni't development on March 20 , 198c,
TI. - } testified at the heating and presentej
d ct u nt c.n 1. a r C V ) d E.r c E . vt. il t cppea1ta at t h e hears -' _
1 :Z j) e;- 1- 1 o n tc the j,c ' 1Ljor, has been filed .
J h E,, L 3 n cl 11r.c Committer It it,:j d( the f ol lovi rig findings vittl
89
- ! 'I he S u 1, .; C, t Property C u,I
a F: 1 0 X I at 1 . 41 a I ": _ . T 11 C property is i m p i J
w t 1-1 a sin^ le c,1 1 d E-T c E, FJ uva t i ons ra r i E i i * 11
t Q IL.3 1 Y b I t: nj the west property line to
in a Ti j U T Z3 d e p r E:.E_ ! I on at the southc j
L
Exhibit A
ti
! mlt t CID to t1]'= ^,3
S, J , of the pi
_vided thra _ . .
w h 1 c h h
lL . ugh all
�EIFIl7i er ill ir_ttes a '. the= north ptoF'erty lir,r.
;:: i 1 u .. !, w3tCIID31ll l0LItt'd aiong 1-4: 91: 1 :+nd Avrl:ue
Sour Cc- ) L nf't'] Inj Ui isic'r: . City c'f Elgin .
E 'I ! -1 1 _ anj F I Y.. ..,i I'!:o prcpoE -•d uev l . pn:L!nt featu: - -
twc pc'il: of ac e The primary access 1s frc,r wept
N : Ihla1.j A% _ i:ut wl tt, e--- ndary a _ Less being provided
ti: tcu bdivlslvr, via Hig1, 1and `:'Piing _
Di 1 v E
West H1ghIand A.vPIlUE fuIlctlC,I1s, as a ma3or e a E West
31 r t2r 1a ! strecl serving t11e central west side of the
city . West Hig],lEnd Aver,ue has a design capacity cif
approximately 19 , 0 .:0 vchi. c_ Ie'- per day . West Highland
Averlue ( wcsl of lylc A uc ! carries appr0X1ID atc1
v'. hi er da }
E i h I a n d SPrIn,I � DIIve and the logical conncc *•_ irig
tr': (_ t -- 1n Valley Creek Subdivision, IU11 Lt101: as lo. al
streEis and have a deg1gn capac1ty of aFF10x1mate ] ;
7 , 000 vehlcl _ s per day . No traffic counts are
availarle far the connec{ ing streE,ts in Valley Crcek
Subd1vi i� r on .
'ti— PI ,,P.,. .E-'C develapment could generate approximately
750 vehicle trips per day . The duplexes , townhouses
and four- unit buildings aCCUUntir,g for 780 vehicle
trips , and the extsttng single family residence
accounting f :?t I vehicle tI ) p . Traffic would be
d1 ,persed tnir- ugh the tw - I._ rrlts cf a L _
7r,e off- rect Farkrng ordinauc , requires two 1)ark1ne.
prr dvcI11ng unit . The devel -,rer is propc _ in-,
L F, rc•:1dc : . t• T :irI- inu :.F ;icE- s per dwc ] 1i119 unit
I: :.:)nrng II: E- tor y : A rri ) L, i t c' t the subject property 1 _
Ic,cated ir, unir,coipvr� ted Kane County and is zcnc ''
Fitm1rig . A F'_ It1 "TI 0f. the 1, ruperty was annexed
] c,Ur,
a 1,a Z L)r,e a E) L. pa I L a E, e C-P. L L)C i V I C'r,
a r e a is z o ri L: k- 4 .
K . Zoning SLal u T n L- uL J c-c H1 P r c,'.'c d w 1
= awful s i n g l e
The area 1 a
U r 1,o U T,�j 1 1: 1-3 n V-t A 11 g
it C c j t i r le zoned R- 3
dulJcxcl.
I r e 3 r: 3 r: j u L Ii e ut, i e c t p r o f,tItj 1
e 1 0 T,t.d
f a ic r: I d L I c
E- a I E,:3 C, a I i h t I I i 1 11 E- U L
Z - ll C d K a n e C 0 u 1; t " F I W I n fl n d 1 d c-v loped w
E- 1 r.-7 1 e family Y E'E. I CI C-71 L E'!- .
a r e a 1 0 : a t p cl t c t h e I IL jr.L a
c- west of tr, p r c p e i ty
E zoned R 4 kc d c E,i L t i c: t F h rl a ri d i c- 1)
d F?V E I L p e d with t c w c M
G . Trend f L,E,v c- I opment With the excE p t i o n of e x I E 1 n9
estate re::, idential subdivisions located in
u i n c o r F,o r a t c d Y.a n e C"'UrIty , t h e a r e a 1n which t r;E
,11 .lEct propcity it, located is developing with urban
residential uses .
H Comprehensive P l a n : The s u b j e c t p r o p e r t y 1e d e s i g n a t e d
"u : bir. re 1 d c n t i -j I
P . U . 1! . a r t U r E-L C proposed P . U . D includes ihE,
f o l l o w i n g d c p a i. t u i e I U, the zonin•i and subdivision
I e g u 1 3 t I C,T.-S :
1 The p r o p n!,e d structures w.1 I 1 Le constructed ^n
bulldiri,g .-- ite!: having nc direct frontage on public
rights of way . The building sites are sized to
a(. c�mmcdate the building footprints , with little or
n room for additional setbacks Accordingly , the
building sif.PF: do not meet the definition of a lot
and do not meet the desigii standards for Iot • .
A 1 1 L )MM C 1. 01,E 1 1 jlPd I)C t 1 r�- I u d e 3 !1 b u i I d I n
s i t e s and a l l !•t r c-E,I ex c c-1,t Highland Spi i nuL
P r i vc ) a r e p t c p e d to be owned and maintained b} a
h 0 L e C'Wrl E- 1•:, a 3 TI
The private 5 1, 1 L C t S d c Y a r L f r UM s u b d
ordinance decicin standards regulating pavcz,- 1: 11
w i d t I. c u r de 5- 1 '- '- . cc 1 d ewi 1 k i: centerline C" 4 I
radii and E.j o ewa .1 k s
- Page
F'
_ r , d -
'I
' 1' 111 .. . `.'0. . t 1 _ a1 1IUF ° . l _ - L .
_ . IdCnl U% ! c v 1 e w e d In te111
t n and 1 U urc rev PDue gE'ner a t i n g lanai 11 . _
'- .. n ' tie I y . 1 E 1 q i n and within S a h c _
_ _ - - _ 1 L 1nE EE : � F .. _ _ . ] . c o m m e r c 3 a 2 . . 'J
lead - system are niIh ' .
f _ _ ; ] II , _ t point of vac •.: . a _
_ _ 1 l _ _ _ d I -. _ _ _ n . i ;'. c' 1 cymEnt must
C n= 1 I _ . E _t h ?; t h e C C'?I t ! Y U f t L E P n t I :r- .,. _ u_
K . _ � td ?. _ J ] t } C'? freFunt _ _ ning : In VILW of tt(-
= 111ruciir, ) ! Ind u and zCnin'a , the trend of
fE % ; :7I. . n1 in _ h� wrua . an^l the goals . Ut•lECtives an'.
1 - 1 . _ . _ _ 01 thn _ _mF z _h'_ :1 _ . • _ 1 ] n . tnc _ ur : ent kal. _
Cc _n? y f F _ zu r,a P _ ir Ct 10n : ng _ _ WEU! tablU and _hc
EuQ I I '_'i I I ) shculd to anyoxc l and ZULrd E - 1
Genrlwl I:F !, Ia ' Oe Dl tl3ct
1_ . IAnneW !'I: ' t Developacnt Standizdo The prcF sed
plann! U?:: '. _ Svt irim''nt Is in sur i. enl ) a1 COrIfUrManCE
vILn I h C I . U . 1! . atar.dcl +s .
M . C:nc1 t _ _ n . 1 C I AV; I . . 'ihc, Land Use Commi tte vi
' I: FI ni :n 1h:_. . JpF" I '_ . 0 .1 c1 rL . _ ' 10n 1d I
SuQect to tnc . _ ] 1 ww; r'^ ccnd : tions :
1 . NW lYlcn : to the annexation agreement per the
Engineer i I,q Ui vi ion . bureau of Inspection
SE rvi L ew , Legal UeF i rtment and YlanLi n.g Department .
2 . Coniormancc with the revised annexation agreement .
3 . Pevislon.s to the K U . D . E1te Ilan per Engineering
U1vlslvn , bureau of Inspection Services and
l I .. nnInq Department .
4 . Cubstant , al coniarmance with the revised Y . U . D .
n tc p in .
. Pa':mc•nt '"f a ULhuui Eito cash suntrilwULIOn It inE-
amount vi 8 . % . "' 1 Faymunt due prior to ilnal
t -' 3t swcv : 1 . l ; yn, r: , may be phased based uyan
th'_ 1 -: ' _ luc wrifi , ne,' in individual units .
f c El 1i U ri r1 b u 11 1 Tj
a m c r! t c c+ I J Y IL r, t ,I U F I ; I L : 1. 1
T I c -\,.& ;' . meat in ij y I-Ii tj i- E ri t.L: - L d u Ii
a g c c c n t a i i,L,d 12: 1 n -, v i u a I u ii , t
k i tnc 'i L".* E-r C 1 1 t'U t I C ri C' I
nt c: n and Avenue n t n
a m o u n t 2 In E 11 due prior t T.
t i !i- 1 3 i I mt a t if the cleve I
I I-E. L 'L a I 1ment
f i n a l p l a t
F-- %*IV E,I I
I IT', 1. 3 T i h r c a j X
I Ic.T I T . r :' cl u I., r ,, ,
I, t I the 'i -, 0 f t1: _ f I I _ F, I _'men: ant
h I 1 1,c- c Li r C,d 1 11 1 C 1) a T., I r e v C)c a b 1 (- I e t t E, r c'
I cd1 t i n f a % , I of the L I t " The amount of t
s c o n a ri cl I n , d I n L t a I m c n t S E.h a 1 1 be b a E;E t
c I i I f. I1r1 e t I m a t E o r d-E i g i i a n d - onstruct i c r,
c ^E: a d 1 1 1 L I t_-(j , J } merit t e r n at t h e.
. . fur I e i n� t 3
c i t y s j) i e v a i I i n(g 1)c r r 0 w 1 n g rate a t the time ci
final plat ii 1,p I ',v a I f c I t h E- f i r s t Y'lla E-e of t
d r:•%,L 1 c F rn r: 1. .
8 . E'E;C T-V lion of a l l healthy n�itural vegetation not
i n c ,)n f J i (. t w i t h a b u l I d i ng site
9 COMF I I a r)c-c w i t h II t II" 1, a p p l i c a b l e o d E.-s, and
o Y,d i n a n-- es
IV . RECOMMENDATION
in('t 7, to r&c c,ni in t nJ approval 0 f P c t I t I c'T"
z!
ubJe.-- t. ! c- the ccnditionz fur approval , the vote was six
yes an c T c,
T h e r e f o r e . the Land V,,-- C c,ir in 1 t t e e r e c o m in e n d F approval of
F L, t i t i c r. 2 b
GA
Rob*ort W. S 1 1 j e s t m C h a 1 r mrlaS
Land Use Committee
Planning and Land, Use Commission
'Thomas J `Armstrong , Se —ezary
Land Use Comit.,ittee
1 1 and I.iud Use Coinipis,- icr.
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