G23-90 Ordinance No. G23-90
AN ORDINANCE
CLASSIFYING CERTAIN NEWLY ANNEXED TERRITORY
AND GRANTING A SPECIAL USE FOR A PLANNED UNIT DEVELOPMENT
(East Side of Randall Road, South of Windmere Drive)
WHEREAS, the territory herein described has been annexed to the City of Elgin;
and
WHEREAS, written application has been mode 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 1. That Chapter 1 9.08, Section 1 9.08.020, 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:
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"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:
PARCEL NO. I:
THAT PART OF THE WEST HALF OF THE NORTHWEST QUARTER OF SECTION 16 AND
THAT PART OF THE EAST HALF OF SECTION 17, TOWNSHIP 41 NORTH, RANGE 8
• EAST OF THE THIRD PRINCIPAL MERIDIAN, DESCRIBED AS FOLLOWS: COMMENCING
AT THE SOUTHEAST CORNER OF THE SAID WEST HALF OF THE NORTHWEST QUARTER;
THENCE NORTH 00 DEGREES 04 MINUTES 47 SECONDS WEST (RECORD BEING NORTH
00 DEGREES 09 MINUTES 00 SECONDS WEST) , ALONG THE EAST LINE OF SAID WEST
HALF, A DISTANCE OF 80.01 FEET; THENCE SOUTH 89 DEGREES 05 MINUTES 18
SECONDS WEST (RECORD BEING SOUTH 89 DEGREES 08 MINUTES 00 SECONDS WEST) ,
PARALLEL WITH THE SOUTH LINE OF SAID WEST HALF OF THE NORTHWEST QUARTER,
A DISTANCE OF 1214.87 FEET (RECORD BEING 1216.05 FEET) TO THE EASTERLY
RIGHT OF WAY LINE OF RANDALL ROAD AS DEDICATED BY DOCUMENT NO. 778657
RECORDED APRIL 29, 1955; THENCE NORTHERLY, ALONG SAID EASTERLY RIGHT OF
MAY LINE, BEING ALONG A CURVE TO THE RIGHT HAVING A RADIUS OF 1468.06
FEET AND A CHORD BEARING OF NORTH 08 DEGREES 14 MINUTES 33 SECONDS
WEST, AN ARC DISTANCE OF 422.39 FEET (RECORD BEING 420.30 FEET) ; THENCE
NORTH 00 DEGREES 00 MINUTES 00 SECONDS EAST, ALONG SAID EASTERLY RIGHT
OF WAY LINE, TANGENT TO THE LAST DESCRIBED CURVE, A DISTANCE OF 820.99
FEET (RECORD BEING 823.56 FEET) ; THENCE SOUTH 86 DEGREES 40 MINUTES 00
SECONDS EAST, A DISTANCE OF 20.04 FEET FOR THE POINT OF BEGINNING;
THENCE CONTINUING SOUTH 86 DEGREES 40 MINUTES 00 SECONDS EAST, A
DISTANCE OF 109.96 FEET; THENCE SOUTH 45 DEGREES 26 MINUTES 00 SECONDS
EAST, A DISTANCE OF 65.00 FEET; THENCE NORTH 83 DEGREES 09 MINUTES 15
SECONDS EAST, A DISTANCE OF 171.83 FEET; THENCE NORTH 35 DEGREES 07
MINUTES 00 SECONDS EAST, A DISTANCE OF 264. 11 FEET; THENCE NORTH 85
DEGREES 06 MINUTES 30 SECONDS EAST, A DISTANCE OF 132.47 FEET; THENCE
NORTH 86 DEGREES 40 MINUTES 00 SECONDS EAST, A DISTANCE OF 25. 13 FEET;
THENCE SOUTH 16 DEGREES 12 MINUTES 45 SECONDS WEST, A DISTANCE OF 40.33
FEET; THENCE SOUTH 58 DEGREES 24 MINUTES 00 SECONDS EAST, A DISTANCE OF
71.38 FEET; THENCE NORTH 30 DEGREES 04 MINUTES 00 SECONDS EAST, A
DISTANCE OF 67.80 FEET; THENCE NORTH 83 DEGREES 55 MINUTES 25 SECONDS
EAST, A DISTANCE OF 33.27 FEET; THENCE NORTH 47 DEGREES 12 MINUTES 30
SECONDS EAST, A DISTANCE OF 63.02 FEET; THENCE NORTH 22 DEGREES 27
MINUTES 00 SECONDS WEST, A DISTANCE OF 32.35 FEET; THENCE NORTH 45
DEGREES 06 MINUTES 00 SECONDS WEST, A DISTANCE OF 33.02 FEET; THENCE
NORTH 01 DEGREE 25 MINUTES 20 SECONDS WEST, A DISTANCE OF 55.97 FEET;
THENCE NORTH 41 DEGREES 39 MINUTES 30 SECONDS EAST, A DISTANCE OF 145.09
FEET; THENCE NORTH 09 DEGREES 25 MINUTES 15 SECONDS EAST, A DISTANCE OF
34.27 FEET; THENCE NORTH 59 DEGREES 55 MINUTES 25 SECONDS EAST, A
DISTANCE OF 56.77 FEET; THENCE NORTH 03 DEGREES 57 MINUTES 15 SECONDS
WEST, A DISTANCE OF 99. 10 FEET; THENCE NORTH 62 DEGREES 33 MINUTES 53
SECONDS EAST, A DISTANCE OF 34.84 FEET; THENCE SOUTH 33 DEGREES 54
MINUTES 00 SECONDS EAST, A DISTANCE OF 36.42 FEET; THENCE NORTH 88
DEGREES 51 MINUTES 00 SECONDS EAST, A DISTANCE OF 45.02 FEET; THENCE
NORTH 45 DEGREES 19 MINUTES 00 SECONDS EAST, A DISTANCE OF 20.00 FEET;
THENCE NORTH 06 DEGREES 01 MINUTE 21 SECONDS EAST, A DISTANCE OF 28.65
FEET; THENCE NORTH 57 DEGREES 50 MINUTES 34 SECONDS EAST, A DISTANCE OF
24.29 FEET; THENCE SOUTH 47 DEGREES 08 MINUTES 08 SECONDS EAST, A
DISTANCE OF 16.33 FEET; THENCE NORTH 71 DEGREES 04 MINUTES 00 SECONDS
EAST, A DISTANCE OF 88.03 FEET; THENCE NORTH 12 DEGREES 17 MINUTES 00
SECONDS WEST, A DISTANCE OF 51. 15 FEET; THENCE NORTH 70 DEGREES 47
MINUTES 00 SECONDS EAST, A DISTANCE OF 58.80 FEET; THENCE SOUTH 30
DEGREES 10 MINUTES 52 SECONDS EAST, A DISTANCE OF 40.88 FEET; THENCE
SOUTH 53 DEGREES 53 MINUTES 17 SECONDS EAST, A DISTANCE OF 64.67 FEET
(RECORD BEING 64.28 FEET) TO THE EAST LINE OF THE SAID WEST HALF OF THE
NORTHWEST QUARTER; THENCE NORTH 00 DEGREES 04 MINUTES 47 SECONDS WEST
(RECORD BEING NORTH 00 DEGREES 02 MINUTES 40 SECONDS WEST) , ALONG SAID
EAST LINE, A DISTANCE OF 692.81 FEET (RECORD BEING 687. 13 FEET) TO THE
NORTHEAST CORNER OF THE SAID WEST HALF OF THE NORTHWEST QUARTER; THENCE
SOUTH 88 DEGREES 45 MINUTES. 15 SECONDS WEST (RECORD BEING SOUTH 88
DEGREES 59 MINUTES 00 SECONDS WEST) , ALONG THE NORTH LINE OF SAID WEST
HALF OF THE NORTHWEST QUARTER, A DISTANCE OF 671.78 FEET TO A POINT THAT
IS 590.00 FEET, MEASURED ALONG SAID NORTH LINE, EASTERLY OF THE EAST
RIGHT OF WAY LINE OF RANDALL ROAD AS DEDICATED BY DOCUMENT NO. 1501650
RECORDED APRIL 26, 1979; THENCE SOUTH 00 DEGREES 00 MINUTES 00 SECONDS
EAST, PARALLEL WITH THE SAID EAST RIGHT OF WAY LINE PER DOCUMENT NO.
1501650, A DISTANCE OF 540.00 FEET; THENCE SOUTH 88 DEGREES 45 MINUTES
15 SECONDS WEST, PARALLEL WITH THE NORTH LINE OF SAID WEST HALF OF THE
NORTHWEST QUARTER, A DISTANCE OF 690.02 FEET TO THE WEST RIGHT OF WAY
LINE OF RANDALL ROAD AS DEDICATED BY DOCUMENT NO. 1501650 RECORDED APRIL
26, 1979; THENCE SOUTH 00 DEGREES 00 MINUTES 00 SECONDS EAST, ALONG SAID
WEST RIGHT OF NAY LINE OF RANDALL ROAD, A DISTANCE OF 664.80 FEET TO A
JOG IN SAID WEST RIGHT OF WAY LINE; THENCE SOUTH 90 DEGREES 00 MINUTES
00 SECONDS WEST, ALONG SAID JOG, A DISTANCE OF 10.00 FEET TO THE SAID
WEST RIGHT OF WAY LINE OF RANDALL ROAD; THENCE SOUTH 00 DEGREES 00
rk MINUTES 00 SECONDS EAST, ALONG SAID RIGHT OF WAY LINE OF RANDALL ROAD, A
DISTANCE OF 111.78 FEET TO A LINE THAT BEARS NORTH 86 DEGREES 40 MINUTES
00 SECONDS WEST, FROM THE POINT OF BEGINNING; THENCE SOUTH 86 DEGREES 40
MINUTES 00 SECONDS EAST, ALONG SAID LINE, A DISTANCE OF 120.20 FEET TO
THE POINT OF BEGINNING. BEING SITUATED IN ELGIN TOWNSHIP, KANE COUNTY,
ILLINOIS AND CONTAINING 25.58 ACRES MORE OR LESS.
PARCEL NO. 2:
THAT PART OF THE WEST HALF OF THE NORTHWEST QUARTER OF SECTION 16 AND
PART OF THE EAST HALF OF THE NORTHEAST QUARTER OF SECTION 17, TOWNSHIP
41 NORTH, RANGE 8 EAST OF THE THIRD PRINCIPAL MERIDIAN, DESCRIBED AS
FOLLOWS: COMMENCING AT THE NORTHEAST CORNER OF SAID WEST HALF OF THE
NORTHWEST QUARTER; THENCE SOUTH Be DEGREES 45 MINUTES 15 SECONDS WEST
(RECORD BEING SOUTH 09 DEGREES 59 MINUTES 00 SECONDS WEST) , ALONG THE
NORTH LINE OF THE SAID WEST HALF OF THE NORTHWEST QUARTER, A DISTANCE OF
671.78 FEET TO A POINT THAT IS 590.00 FEET, MEASURED ALONG SAID NORTH
LINE, EAST OF THE EAST RIGHT OF WAY LINE OF RANDALL ROAD AS DEDICATED BY
DOCUMENT NO. 1501650 RECORDED APRIL 26, 1979 FOR THE POINT OF BEGINNING;
THENCE SOUTH 00 DEGREES 00 MINUTES 00 SECONDS EAST, PARALLEL WITH THE
SAID EAST RIGHT OF WAY LINE OF RANDALL ROAD, A DISTANCE OF 540.00 FEET;
THENCE SOUTH 88 DEGREES 45 MINUTES 15 SECONDS WEST, PARALLEL WITH THE
SAID NORTH LINE OF THE WEST HALF OF THE NORTHWEST QUARTER, A DISTANCE OF
690.02 FEET TO THE WEST RIGHT OF WAY LINE OF RANDALL ROAD AS DEDICATED
BY DOCUMENT NO. 1501650; THENCE NORTH 00 DEGREES 00 MINUTES 00 SECONDS
WEST, ALONG SAID WEST RIGHT OF WAY LINE, A DISTANCE OF 540.00 FEET TO
THE WESTERLY EXTENSION OF THE SAID NORTH LINE OF THE NORTHWEST QUARTER;
THENCE NORTH 88 DEGREES 45 MINUTES 15 SECONDS EAST, ALONG SAID WESTERLY
EXTENSION AND ALONG SAID NORTH LINE, A DISTANCE OF 690.02 FEET TO THE
POINT OF BEGINNING. BEING SITUATED IN ELGIN TOWNSHIP, KANE COUNTY,
ILLINOIS AND CONTAINING 8.55 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. Compliance with the terms and conditions of the revised annexa-
tion agreement.
2. Substantial conformance with the revised preliminary plat.
3. Access to Randall Road shall be limited to one point, the loca-
tion of which shall be subject to the Engineering Division and Kane County
Highway Department approval.
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4. Payment of a school site cash contribution in the amount of
$9,657.49. Payment due prior to final plat approval.
5. Payment of a park site cash contribution in the amount of
$35,445.34. Payment due prior to final plat approval.
6. Payment of a water system contribution in the amount of
$25,083.75. Payment due prior to final plat approval.
7. 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 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: May 23, 1990
Passed: May 23, 1990
Vote: Yeas 7 Nays 0
Recorded:
Published:
Attest:
s/ Nancy Roll
Nancy Roll, Deputy Clerk
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January 15 , 1990
FINDINGS OF FACT
LAND USE COMMITTEE
PLANNING AND LAND USE COMMISSION
CITY OF ELGIN
I . SUBJECT
Consideration of Petition 3- 90 Requesting Annexation , R- 4
General Residence District Planned Unit Development Zoning
and Preliminary Plat Approval , Property Located on the East
Side of Randall Road , South of Windmere Drive , by the Oaks
Club Development Corporation , as Applicant , and Roger and
Donna Burnidge , as Owners .
II . CONSIDERATIONS
A petition has been filed by the Oaks Club Development
Corporation requesting Annexation , R-4 P . U. D . zoning , and
preliminary plat approval . The subject property is located
at 455 Randall Road .
The subject property adjoins the Elgin corporate limits .
The petitioner desires to annex the property and develop it
with 58 townhouse units .
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III . FINDINGS
After due notice , as required by law , the Land Use
Committee held a public hearing on the proposed annexation ,
R-4 P. U. U . zoning , and preliminary plat on January 1 , 1990 .
The petitioner testified at the public hearing and
presented documentary evidence . Cjbjectors spoke but no
written objection has been filed —,
The Land Use Committee has made the following findings with
respect to Petition 3- 90 :
• A . Site Characteristics : The subject property is an
irregularly shaped parcel containing approximately
31 . 07 acres . The property is improved with a single
family residence . The property is traversed by Tyler
Creek on the south .
B . Sewer and Water : The subject property can be serviced
via the extension of an existing 16 inch water main
located on Brookside Drive . Because the subject
property is located in the High Pressure Zone , the City
of Elgin will require the extension of the watermain
along the easterly line of the subject property, to the
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Exhibit A
northerly line of the subject property . From there the
main will be extended northeasterly to tie into the
m existing 12 inch watermain on West Highland Avenue near
Highland Springs Drive . This extension is necessary in
order to provide adequate water service to the
development .
There are two options for extending sanitary sewer
service to the subject property. The preferred option
is to extend the south branch of the Tyler Creek
Interceptor Sewer from its present location to the east
of the subject property and continue it to the west
line of the property. The interceptor sewer will be
sized to eventually serve undeveloped areas located
west of Randall Road and Almora Heights Subdivision .
A second option is to extend an eight inch sanitary
sewer located to the south of the subject property.
This option would require a lift station .
Stormwater is proposed to be collected and detained
onsite .
C . Traffic and Parking : Randall Road is a major
north-south arterial road serving the Fox River Valley
region from Crystal Lake on the north to Aurora on the
south . Locally , Randall Road serves the city' s far
west side . Randall Road , adjacent to the subject
property, has a design capacity of approximately 40 ,000
vehicles per day . Randall Road carries approximately
13 ,000 vehicles per day ( 1988 count ) . Townhouses
generate approximately 5 . 2 vehicle trips per day.
Accordingly , the proposed 58 unit subdivision can be
expected to generate approximately 302 vehicle trips
per day.
The Zoning Ordinance requires that a minimum of two
off- street parking spaces be provided for each
townhouse ' unit ., The _ petitioner is proposing 4 . 3
off- street parking - spaces per dwelling unit . Due to
the nature of the roadway design for the proposed
development , the city would limit parking in the
roadways to those areas improved with curb cut parking .
Sources : Kane County Highway Department .
Design Manual , 1984 Edition , State of Illinois .
Trip Generation Manual , ITE , Third Edition .
E . M . C . 19 . 44 , Off- street Parking .
D . Zoning History: The subject property is located in
unincorporated Kane County , and is zoned County
F- Farming District .
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E. Zoning Status : The subject property contains
sufficient area to be developed in accordance with the
zoning and subdivision regulations of the City of
Elgin .
F. Surrounding Land Use and Zoning : The area located to
the north of the subject property is zoned Kane County
F- Farming District and is developed with single family
homes in Highland Avenue Estates Subdivision .
The area located to the east of the subject property is
zoned Kane County F- Farming District and is
undeveloped .
The area located to the south of the subject property
is zoned R- 2 Single Family Residence District and is
developed with single family homes in Country Knolls
Subdivision , and a designated open space area .
The area located to the west of the subject property ,
across Randall Road , is zoned Kane County F-Farming
District and is developed with single family homes in
Almora Heights Subdivision .
C . Trend of Development : The areas surrounding the
subject property have developed primarily with
residential uses .
H. Comprehensive Plan : The subject property is designated
"urban residential" in the Comprehensive Plan .
I . Planned Unit Development Departures : The proposed
development includes the following departures from the
zoning and subdivision regulations :
1 . Individual lots will not front on a public street .
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2 . Individual lots will '- encompass the building
foundation . Accordingly , standards regulating lot
area , lot width and required yards will not be met .
3 . The privately owned and maintained streets are
proposed to be 24 feet back to back of curbs , as
opposed to 30 feet for a minor street and 26 feet
for a cul-de- sac street . The street design
includes paved areas for curb cut parking .
4 . The centerline curve radii of various curves in the
street layout appears to be less than 200 feet .
5 . The cul - de- sac is designed in a teardrop shape and
has a pavement width of approximately 84 feet back
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to back of curbs , as opposed to 90 feet .
6 . Gravel pathways , three to four feet in width , are
being proposed in lieu of sidewalks . Pathways are
required to be at least six feet in width and
paved .
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7 . No rights- of-way are proposed for either streets or
pathways .
J . Fiscal Impact : Generally , residential developments
cost more to serve than the revenue they generate .
Consequently , the fiscal impact of any residential
development must be viewed in terms of existing and
future revenue generating land uses located within the
City of Elgin and within School District U-46 . The
residential , commercial and industrial components of
the land use system are highly interdependent from a
fiscal impact point of view , as well as from a
community point of view . Communities are comprised of
places to work , shop , recreate , and live . Accordingly ,
the fiscal impact of a residential development must be
considered within the context of the entire land use
system and within the context of a community. No
fiscal impact report has been submitted in support of
Petition 3- 90 .
K . 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 Kane
County F Farming District zoning is unsuitable . The
subject property should be annexed and zoned R-4
General Residence District .
L. P. U. D . Standards : The proposed P. U. D . is in
substantial conformance with the P. U. D. standards .
M . . Conditions for Approval : . The Land Use Committee is of
the opinion that approval of Petition 3- 90 should be
subject to the following conditions :
1 . Revisions to the annexation agreement , annexation
plat , and preliminary plat of subdivision , per the
Bureau of Inspection Services , the Engineering
Division , the Legal Department and the Planning
Department .
2 . Compliance with the terms and conditions of the
revised annexation agreement .
3 . Substantial conformance with the revised
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preliminary plat .
fek 4 . Access to Randall Road shall be limited to one
point , the location of which shall be subject to
the Engineering Division and Kane County Highway
Department approval .
S . Payment of a school site cash contribution in the
amount of $6 , 751 . 51 . Payment due prior to final
plat approval .
6 . Payment of a park site cash contribution in the
amount of $ 17 ,076 . 19 . Payment due prior to final
plat approval .
7 . Payment of a water system contribution in the
amount of $ 21 ,888 . 02 . Payment due prior to final
plat approval .
8 . Compliance with all other applicable codes and
ordinances .
IV. RECOMMENDATION
On a motion to recommend approval of Petition 3- 90 , subject
to the conditions for approval , the vote was seven ( 7 ) yes
and zero (0) no .
Therefore , the Land Use Committee recommends approval of
Petition 3- 90 .
Robert W. Siljestr , Chairman
Land Use Committee
Planning and Land Use Commisssion
Thomas J. A strong , Secre
Land Use Committee
Planning and Land Use Commission
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