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G27-90 emb' Ordinance No. G27-90 AN ORDINANCE CLASSIFYING CERTAIN NEWLY ANNEXED TERRITORY AND GRANTING A SPECIAL USE FOR A PLANNED UNIT DEVELOPMENT (Pine Meadows) 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 B-3 Service Business District and 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 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 B-3 Service Business District, the following described property: That part of the Southwest Quarter and the Northwest Quarter of Section 27, Township 41 North, Range 8 East of the Third Principal Meridian, described as follows: Commencing at the point of intersection of the North Line of the South Half of said Northwest Quarter with the center line of McLean Boulevard; thence southerly along said center line 552.6 feet; thence westerly along a line that forms an angle of 85 degrees 55 minutes to the right with the prolongation fo the last described course, 315.13 feet; thence southwesterly along a line that forms an angle of 56 degrees 30 minutes to the left with the prolongation of the last described course, 310 feet; thence southwesterly along a line that forms an angle of 4 degrees 09 minutes to the right with the prolongation of the last described course, 353 feet, this course hereinafter referred to as Line "A"; thence southerly along a line that forms an angle of 37 degrees 58 minutes to the left with the prolongation of the last described course, 409 feet, this course hereinafter referred to as Line "B", to the center line of Bowes Road; thence easterly along said center line, 309 feet for the place of beginning; thence northerly parallel to said Line "B", a distance of 315.0 feet; thence Oft' northeasterly parallel with said Line "A", a distance of 177 feet more or less to a point on a line that is perpendicular to the center line of McLean Boulevard, said perpendicular line intersects the center line of McLean --►.Cad Boulevard at a point 444 feet (as measured along the center line of McLean Boulevard) northerly of the center line of Bowes Road; thence easterly along said perpendicular line, a distance of 259 feet more or less to the center line of McLean Boulevard; thence southerly along said center line, a distance of 444.0 feet to the center line of Bowes Road; thence westerly along said center line, a distance of 320 feet more or less to the place of beginning. Being situated in the City of Elgin, Kane County, Illinois." Section 2. That Chapter 1 9.08, 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 and the Northwest Quarter of Section 27, Township 41 North, Range 8 East of the Third Principal Meridian, described as follows: Commencing at the point of intersection of the North Line of the South Half of said Northwest Quarter with the center line of McLean Boulevard; thence southerly along said center line 552.6 feet, for the point of beginning; thence westerly along a line that forms an angle of 85 degrees 55 minutes to the right with the prolongation of the last described course, 315.13 feet; thence southwesterly along a line that forms an angle of 56 degrees 30 minutes to the left with the prolongation of the last described course, 310 feet; thence southwesterly along a line rk that forms an angle of 4 degrees 09 minutes to the right with the prolongation of the last described course, 353 feet; thence southerly along a line that forms an angle of 37 degrees 58 minutes to the left with the prolongation of the last described course, 409 feet to the center line of Bowes Road; thence easterly along said center line 629.31 feet to the center line of McLean Boulevard; thence northerly along said center line 946.14 feet to the point of beginning; excepting therefrom the following described property: That part of the Southwest Quarter and the Northwest Quarter of Section 27, Township 41 North, Range 8 East of the Third Principal Meridian, described as follows: Commencing at the point of intersection of the North Line of the South Half of said Northwest Quarter with the center line of McLean Boulevard; thence southerly along said center line 552.6 feet; thence westerly along a line that forms an angle of 85 degrees 55 minutes to the right with the prolongation of the last described course, 315.13 feet; thence southwesterly along a line that forms an angle of 56 degrees 30 minutes to the left with the prolongation of the last described course, 310 feet; thence southwesterly along a line that forms an angle of 4 degrees 09 minutes to the right with the prolongation of the last described course, 353 feet, this course hereinafter referred to as Line "A"; thence southerly along a line that forms an angle of 37 degrees 58 minutes to the left with the prolongation of the last described course, 409 feet, this course hereinafter referred to as Line "B", to the center line of Bowes Road; thence easterly along said center line, 309 feet for the place of beginning; thence northerly parallel to said Line "B", a distance of 315.0 feet; thence northeasterly parallel with said Line "A", a distance of 177 , .. feet more or less to a point on a line that is perpendicular to the center line of McLean Boulevard, said perpendicular line intersects the center line of McLean Boulevard at a point 444 feet (as measured along the center line of McLean Boulevard) northerly of the center line of Bowes Road; thence easterly along said perpendicular line, a distance of 259 feet more or less to the center line of McLean Boulevard; thence southerly along said center line, a distance of 444.0 feet to the center line of Bowes Road; thence westerly along said center line, a distance of 320 feet more or less to the place of beginning. Being situated in the City of Elgin, Kane County, Illinois." Section 3. 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 an R-4 General Residence District 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 annexation agreement. 2. Substantial conformance with the revised preliminary plat prepared by Dahlquist and Lutzow Architects, Ltd. dated December I, 1989. 3. Submission of Final Engineering Plans and Specifications prior to final plat approval per the Engineering Division. 4. Submission and approval of a Subdivision Completion Bond prior to final plan approval per the Legal Department and Engineering Division. 5. Any additional access locations for the commercial area shall be subject to the Engineering Division and Kane County Highway Department approval. 6. Payment of a school site cash contribution in the amount of $7,925.50. Payment due prior to final plat approval. 7. Payment of a park site cash contribution in the amount of $37,373.48. Payment due prior to final plat approval. 8. Payment of a water system cash contribution in the amount of $29,578.63. Payment due prior to final plat approval. 9. Compliance with the terms and conditions of reimbursement ordinance T-1348 as it pertains to Pine Meadows. Payment due prior to final plat approval. 10. Bowes Road roadway improvement contribution in the amount of $28,188.00. Payment due prior to final plat approval. I I. South McLean Boulevard roadway improvement contribution in the amount of $75,690.40. Payment due prior to final plot approval. l 12. Dedication of 50 feet of right-of-way from the center line of South McLean Boulevard with the final plat. 13. Dedication of 50 feet of right-of-way from the center line of Bowes Road with the final plat. 14. Compliance with all other applicable codes and ordinances. Section 4. That the special use granted herein shall expire if not established within one year from the date of passage of this ordinance. Section 5. 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 VanDeVoordP George VanDeVoorde, Mayor Presented: June 13, 1990 Passed: June 13 , 1990 Vote: Yeas 6 Nays 0 Recorded: Published: Attest: s/ Dolonna Mecum Dolonna Mecum, City Clerk February 19 , 1990 FINDINGS OF FACT LAND USE COMMITTEE PLANNING AND LAND USE COMMISSION CITY OF ELGIN I . SUBJECT Consideration of Petition 6- 90 Requesting Annexation , R- 4 General Residence District Planned Unit Development Zoning , B- 3 Service Business District Zoning , and Preliminary Plat Approval , property located at the Northwest Corner of South McLean Boulevard and Bowes Road , by Sentry Construction , Incorporated , as Applicant and Owner . II . CONSIDERATIONS A petition has been filed by Sentry Construction , Incorporated requesting annexation , R-4 P . U. D . zoning , B- 3 Service Business District zoning and preliminary plat approval for a subdivision to be known as Pine Meadows . The subject property is located at the northwest corner of Bowes Road and South McLean Boulevard . row The petitioner proposes to develop the subject property with townhomes and a commercial site . The townhouse project would feature 69 dwelling units contained in a total of 16 buildings . 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. D . , B- 3 zoning and preliminary plat on February 5 , 1990 . The petitioner testified at the hearing and presented documentary evidence . No objectors appeared at the hearing and no written objection has been filed . The Land Use Committee has made the following findings with respect to Petition 6- 90 : A . Site Characteristics : The subject property is an irregularly shaped corner parcel containing approximately 10 . 46 acres . The property is undeveloped and is adjacent to Elgin city limits along South McLean Boulevard to the east . OW Exhibit A -Page 1- emk B . Sewer and Water : The subject property can be served by extending a 12 inch watermain located in the South McLean right- of-way to Bowes Road , and a 16 inch watermain is to be extended along the Bowes Road right- of- way to the west line of the subject property . The subject property can be serviced through the Bowes Interceptor Sewer . The developer may be required to participate in the extension of the interceptor sewer . The interceptor sewer will be sized to serve future growth to the south and west of the City . Storm water will be collected in a storm sewer system and directed into detention areas and one retention pond . C . Traffic and Parking : The proposed planned unit development features one point of access to Bowes Road , and one point of access to South McLean Boulevard . Bowes Road functions as an arterial street between South McLean Boulevard and Randall Road . Bowes Road has a design capacity of approximately 14 ,000 vehicles per day and carries approximately 2 ,400 vehicles per day. It is anticipated that Bowes Road will be widened to a four lane rural cross- section street , from South eft. McLean Boulevard to Randall Road . South McLean Boulevard functions as a major north- south arterial street serving the west side of the City . South McLean Boulevard has a design capacity of approximately 14 ,000 vehicles per day and carries approximately 9 ,970 vehicles per day. South McLean Boulevard is planned to be widened to four lanes , from the existing four lane improvement to Bowes Road . Townhouses generate approximately 5 . 2 vehicle trips per day. The proposed 69 unit townhouse portion can be expected to generate approximately 359 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 four 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 . The off- street parking requirements for the commercial portion of the development will vary depending upon the specific development of the parcel . A retail use , such as a shopping center , would require one space for every ek two hundred square feet of floor area . -Page 2- row Sources : Kane County Highway Department 1984 Edition , State of Illinois Design Manual , 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 . 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 and west of the subject property is zoned County F- Farming and are developed with the Elgin Estates Subdivision and a church . The area located to the south of the subject property is zoned County F-Farming and is in agricultural use . The area located to the east of the subject property is zoned M- 1 , and is improved with a residential structure and a complex of single- story masonry buildings . G . Trend of Development : The surrounding area is developing in an urban form , including residential , commercial and industrial uses . H . Comprehensive Plan : The area in which the subject property is located is designated "urban residential" . McLean Boulevard and Bowes Road , and the adjacent 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 . I . P. U. D. Departures : The petitioner is requesting approval to develop the proposed R-4 P. U. D. subject to the following departures from the strict application of the zoning and subdivision regulations : 1 . The project features 16 building sites which will not all front on a public street . (E.M. C . 19 . 18) . 2 . The building sites vary from the minimum R-4 design Om. standards for lot area , lot width , floor area ratio , and required yards . (E.M . C. 19 . 18 . ) -Page 3- ra. 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 . (E. M . C . 18 . 28 . 050A . ) 4 . The project features sidewalks throughout portions of the development , in lieu of sidewalks on both sides of the street . ( E. M . C . 18 . 28 . 050E. ) 5 . The centerline curve radii of various curves in the street layout appear to be less than 200 feet . ( E. M . C . 18 . 24 . 020 (A) ) J . Fiscal Impact : A fiscal impact study for the proposed planned unit development has not been submitted . Generally , residential developments do not generate sufficient revenue to the City to cover expenditures for City services . However , the fiscal impact of any residential development must be reviewed 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 000, are comprised of places to work , live , shop and recreate . 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. In the case of the proposed development , the fiscal impact on the city should be reduced in that no additional public streets , sidewalks or lighting are proposed , and private garbage collection service is required . K . Suitability of Annexation and 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 with a special use for a P. U . D . , and B- 3 Service Business 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 6- 90 should be 01".4 subject to the following conditions : -Page 4- rft. 14 . Dedication of 50 feet of right- of-way from the center line of Bowes Road with the final plat . 15 . Compliance with all other applicable codes and ordinances . IV . RECOMMENDATION On a motion to recommend approval of Petition 6- 90 , subject to the conditions for approval , the vote was six ( 6) yes and zero (0) no . Therefore , the Land Use Committee recommends approval of Petition 6- 90 . Robert W. Siljest om , Chair a Land Use Committee Planning and Land Use Commission Thomas J . Armstrong , Se •`e a Land Use Committee rm. Planning and Land Use Commission - Page 6- 1 . Revisions to the annexation agreement , annexation plat , and preliminary plat , per the Bureau of Inspection Services , Engineering Division , Legal Department , Water Department and Planning Department . 2 . Compliance with the terms and conditions of the revised annexation agreement . 3 . Substantial conformance with the revised preliminary plat . 4 . Submission of Final Engineering Plans and Specifications prior to final plat approval per the Engineering Division . 5 . Submission and approval of a Subdivision Completion Bond prior to final plat approval per the Legal Department and Engineering Division . 6 . Any additional access locations for the commercial area shall be subject to the Engineering Division and Kane County Highway Department approval . 7 . Payment of a school site cash contribution in the ` amount of $5 ,459 . 13 . Payment due prior to final '"t plat approval . 8 . Payment of a park site cash contribution in the amount of $ 18 , 269 . 87 . Payment due prior to final plat approval . 9 . Payment of a water system cash contribution in the amount of $ 23 ,420 . 10 . Payment due prior to final plat approval . 10 . Compliance with the terms and conditions of reimbursement ordinances T- 1348 and T- 1349 as they pertain to Pine Meadows . Payment due prior to final plat approval . 11 . Bowes Road roadway improvement contribution in the amount of $ 28 , 188 . 00 . Payment due prior to final plat approval . 12 . South McLean Boulevard roadway improvement contribution in the amount of $75 , 690 . 40 . Payment due prior to final plat approval . 13 . Dedication of 50 feet of right-of-way from the center line of South McLean Boulevard with the Aro'" final plat . - Page 5-