G55-90 rft Ordinance No. G55-90
AN ORDINANCE
CLASSIFYING CERTAIN NEWLY ANNEXED TERRITORY AND GRANTING
A SPECIAL USE FOR A PLANNED UNIT DEVELOPMENT
(Oak Grove)
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-2 Single Family 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 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-2 Single Family
Residence District the following described property:
That part of the Southwest Quarter of Section
10 and that part of the Northwest Quarter of Section
15, Township 41 North, Range 8 East of the Third
Principal Meridian, described as follows:
Commencing at the Northwest corner of the Northwest
Quarter of said Section 15; thence North 88 degrees
7 minutes East along the North line of said
Northwest Quarter 886 .88 feet; thence South parallel
with the West line of said Northwest Quarter, 35
feet for the point of beginning; thence North along
said parallel line and along a line parallel with
the West line of the Southwest Quarter of said
Section 10, a distance of 479 .5 feet; thence North
88 degrees 32 minutes East 439 .2 feet to the East
fek line of the West Half of said Southwest Quarter;
thence South 0 degrees 14 minutes West along said
East line 441 feet to the North line of the
Northwest Quarter of said Section 15; thence South
(ow 88 degrees 7 minutes West along said North line to
the westerly line of Hoxie Avenue as established on
the plat of Columbia Park Addition to Elgin; thence
South 1 degree 15 minutes East along said westerly
line 175 feet; thence South 88 degrees 07 minutes
West, parallel with the North line of said Northwest
Quarter, 33 feet; thence Northwesterly to the point
of beginning. Also that part lying within Hoxie
Avenue, adjoining said property, in the Township of
Elgin, Kane County, Illinois . "
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 :
1 . Compliance with the terms and conditions of
the revised annexation agreement.
2 . Substantial conformance with the
preliminary plat prepared by Burnidge Cassell and
Associates dated April 6, 1990, and revised June 27,
1990, August 9, 1990 and September 20, 1990 for Oak
rft. Grove.
3 . U.S. Army Corps of Engineers and Illinois
Department of Water Resources approval of
construction within the existing floodplain and
wetland, including a two-way bridge designed in
accordance with city specifications, prior to final
plat approval .
4 . Payment of school site, park site and water
system contributions prior to final plat approval .
5 . Compliance with all 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 .
oek s/ George VanDeVoorde
George VanDeVoorde, Mayor
Presented: October 24 , 1990
Adopted: October 24, 1990
Vote: Yeas 7 Nays 0
Recorded:
Attest:
s/ Dolonna Mecum
Dolonna Mecum, City Clerk
r
Jun , 4 , 199
FINDINGS OF FACT
eft. LAND USE COMMITTEE
PLANNING AND LAND USE COMMISSION
CITY OF ELGIN
I . SUBJECT
Consi dera l i un of Petition 23- 90 Poquen:t i ng Annexation ,
Single Fam: 1y P :-eidence Diftrict Zoning with a Special Ur -
fci a Planned Unit Development , and Preliminary I'_ :,i
Aporroval , property located on the West Side of Hoxio
Avenue Extended , South of Eagle Road , by Burnidge , Cassell
and Associate_ : , as Applicant , and Oak Grove Declaration of
Trust , as Owner .
II . CONSIDERATIONS
A petition has been filed by Burnidge , Cassell and
Associates on behalf of the Oak Grove Declaration of Trust
requesting annexation , R- 2 F . U . D . Zoning , and Preliminary
Plat Approval . The subject property in located on the west
side of Hoxie Avenue extended , south of Eagle Road .
The subject property adjoins the Elgin corporate limits .
The petitioner desires to annex the subject property to the
City of Elgin , and to develop it with four single family
residences .
ill . FINDINGS
After due notice , as required by Jaw , the Land Use
Committee held a public hearing on the proposed annexation ,
zoning , special use , and preliminary plat on May 21 , 1990 .
The petitioner testified at the public hearing and
presented documentary evidence . Neighboring property
owners appeared and expressed concerns regarding the
extension of services and stormwater control . No written
objection has been filed .
The Land Use Committee has made the following findings with
respect to Petition 23 - 90 :
A . Site Characteristic : The subject property is an
rregulanly shaped parcel , containing approximately
}— 3l i on:, range from approximately
feet to 812 feet . The subject property is unimprav
'•)' ILtf a large stand of mature vegetation .
The southeasterly portion of the subject property in
traversed by Tyler Creek .
B . Sewer and Water : Sanitary sewer service will to
t provided to the subject property via the extensicr. of
an existing sanitary sewer line . Currently there
- Page 1 -
Exhibit A
exists 30 inch line at the nor - end of Hoxie Avenue
which connects to a 24 inch line that rune along the
east side of Tyler Creek . It is standard city policy
to require the extension of sanitary sewer lines to the
far property lines .
A combination: of detention and controlled release of
stormwater runoff is required for all residential
developments exceeding five acres in area .
Water service will be provided to the subject property
via the extension of an existing water main .
Currently , there exists a 12 inch main at the
intersection of Hoxie and Lawrence Avenues . It is
standard city policy to require the extension of water
mains to the far property lines .
C . Traffic and Parking : fio}tie Avenue Is 3 local street
which serve; the immediate neighborhood . Hoxie Avenue
has a design capacity of approximately 1 , 000 vehicles
per day . Traffic count information is unavailable for
Hoxie Avenue . Single family residences generate
approximately 10 vehicle trips per day . Therefore , the
four single family residences proposed to be
constructed at -the subject property could be expected
to generate approximately 40 vehicle trips per day.
The Off- street Parking Ordinance requires the provision
of at least two parking spaces for each single family
residence
F Sources : City of Elgin , Engineering Division .
Design Manual , 1984 Edition , State of Illinois .
Trip Generation , 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 of the subject property is zoned Kane County
F Farming District , and is the site of the Fraternal
Order of Eagles lodge . A portion of the property is in
agricultural use .
The area located to the south of the subject property
is zoned Kane County F Farming District and is
developed with residences .
The areas located to the east of the subject property
are zoned R- 4 General Residence District and Kane
- Page 2-
County } : rmr ng Di st r r ct , d -v ; l of
residen,: es .
The arca le ated it the we t of the subject prof ert, is
zoned Yane County Farming District and is, dc...e c.t ._,
with resrdencee .
C . Trend of Development : The areas surrounding tl. _
subject property have primarily developed with
res , denti a l
H . Comprehensive Ilan : 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 . Concrete sidewalks are required on both sides cf
the streets , and are to be installed in accordance
with city standard specifications . The petitioner
is not proposing sidewalks for the development .
2 . A combination- of storage and controlled release of
stormwater runoff JS required for all residentiel
developments exceeding five acres in area . The
petitioner is not proposing stormwater detention .
3 . A cul -de- sac street shall not be more than 900 feet
fek in length , measured along its centerline from the
street of origin to the center point of the
cul - de- sac turnaround . The Hoxie Avenue
cul - de - sac , as proposed would extend from Lawrence
Avenue on the south approximately 1 , 225 feet north
to the center point of the cul-de- sac turnaround .
4 . Pavement in a cul - de- sac turnaround shall have a
minimum diameter of 90 feet , measured from back to
back of curbs . The petitioner is proposing an 84
foot pavement width .
S . A roll type p . c . concrete curb and gutter shall be
installed on all cul -de n;4 , - T1, ! -
not proposing curb or gutter .
6 . Lots ehal l front , • l S . • :.. Yeet_ s . The petitioner
is proposing that Hoxie Court be a private street .
As such , five of the six lots as platted would net
have frontage on a public street .
7 . In cul -de- sacs of greater than 600 feet in length ,
a minimum eight inch water main is required . The
petitioner is proposing a six inch water main .
8 . A drainage maintenance and open space easement is
eft. to be provided a minimum distance of 25 feet from
each side of the normal edge of the watercourse .
- Page 3-
The etii1encr is proposing an asemrnt on one side
of the creek. only .
9 . Dead- end water mains shall be avoided wherever
possible as determined by the City Engineer . The
petitioner is proposing a dead- end water main .
J . Fiscal Impact : Generally , residential develepnest
cost melee to serve than the revenue they generate .
Consequently , the fiscal impact of any residential
development must be viewed in terms of existing ar:u
future revenue generating land uses located within the
City of Fly , n and within School District U- 4C . The
re.: idcntial , commercial and industrial components of
the land use system are highly interdependent from a
fiscal impact point of view , as well as frog 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 23. 90 .
K . P. U. D. The proposed P . U . D . is in
substantial conformance with the P . U. D . standards .
L. Conditions for Approval : The motion to recommend
approval of Petition 23- 90 was made 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 , the Planning
Department , and the Water Division .
2 . Compliance with the terms and conditions of the
revised annexation agreement .
3 . Substantial conformance with the revised
preliminary plat .
4 . U . S . Army Corp of Engineers and Illinois Department
of Water Resources approval of construction within
the existing floodplain and wetland , including a
two- way bridge designed in accordance with city
specifications , prior to final plat approval .
5 . Provide a 25 foot drainage and maintenance easement
along each side of normal edge of watercourse ,
prior to final plat approval .
6 . Payment of school site , park site and water syster
�
'` contributions prior to final plat approval .
t"
- Page 4-
7 . Co ] fiance with all other ,plicable code and
ord i nan,:es .
IV . ECOMMENDATION
On a motion to recommend approval of Petition 23- 90 ,
subject to the conditions for approval , the vote was six
( E ) yes and 7. rn ( 0 ) no .
Therefore , the motion to recommend approval of Petition
23 - 90 was adopted .
X1 A'l i • ''' i AMPAIN —
Robert W. Silje -1 rom , Chairman
Land Use Committee
Planning and Land Use Commission
Thomas J . Armstrong , Secr tart'
Land Use Committee
Planning and Land Use Commission
rft.
- Page 5-