G27-91 Ordinance No. G27-91
AN ORDINANCE
GRANTING A SPECIAL USE FOR A PLANNED UNIT DEVELOPMENT
(55 Willard Avenue)
WHEREAS, written application has been made for a special
use for the establishment, maintenance and operation of a
residential planned unit development at 55 Willard Avenue; and
WHEREAS, the Land Use Committee conducted a public
hearing after due notice by publication and has submitted its
findings of fact and recommended approval; and
WHEREAS, the City Council of the City of Elgin concurs in
the findings and recommendation of the Land Use Committee.
NOW, THEREFORE, BE IT ORDAINED BY THE CITY COUNCIL OF THE
CITY OF ELGIN, ILLINOIS:
Section 1 . That the City Council of the City of Elgin
hereby adopts the findings of fact made by the Elgin Land Use
Committee, a copy of which is attached hereto and made a part
hereof by reference as Exhibit A.
Section 2 . That a special use for a residential planned
unit development at 55 Willard Avenue, Elgin, Illinois,
legally described as follows :
Outlot A of Lord's Park Terrace, a part of Lot
16 of the County Clerk's Subdivision in the
Southwest quarter of Section 18, Township 41 North,
Range 9 East of the Third Principal Meridian, in the
City of Elgin, Cook County, Illinois .
be and is hereby granted subject to the following conditions :
1 . Substantial conformance with the P.U.D.
plan prepared by Marchris Engineering, Ltd. (June
15, 1989) , L.E. Zannini & Company, Inc. (July 7,
1989) , and Warren Johnson Architects (June 29,
1989 ) ; and a letter from Richard Romanenghi to Tom
Armstrong, dated September 20, 1989 .
2 . Grant of easement rights to the City of
Elgin, Commonwealth Edison, Illinois Bell Telephone,
Northern Illinois Gas, and Jones Intercable, their
successors or assigns for the maintenance and repair
of all utilities on the property.
3 . Compliance with Title 17 of the Elgin
Municipal Code, 1976, as Amended, Entitled
Development Impact Fees .
4 . 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 after its passage in the manner provided by law.
s/ George VanDeVoorde
George VanDeVoorde, Mayor
Presented: April 24 1991
Adopted: April 24, 1991
Vote: Yeas 7 Nays 0
Recorded:
Attest:
s/ Dolonna Mecum
,,, Dolonna Mecum, City Clerk
September 18 , 1989
�/�► FINDINGS OF FACT
LAND USE COMMITTEE
PLANNING AND LAND USE COMMISSION
CITY OF ELGIN
I . SUBJECT.
Consideration of Petition 69-89 Requesting a R-4 General
Residence District Special Use for a Planned Unit
Development , Property Located at 55 Willard Avenue , by Park
Bluff Associates as Applicant and Owner.
II . CONSIDERATIONS
A petition has been filed by Park Bluff Associates
requesting special use approval for a residential planned
unit development (P.U.D. ) in the R-4 General Residence
District . The subject property is located at 55 Willard
- Avenue .
The petitioner desires to develop the subject property with
three apartment buildings , each containing 29 dwelling
units . The development proposal includes open off-street
rift and a detached garage.
III . FINDINGS
After due notice , as required by law, the Land Use
Committee held a public hearing on the proposed special use
on September 5 , 1989 . 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 69-89:
' A. Site Characteristics : The subject property is an
irregularly shaped parcel containing approximately 5.84
acres . Elevations range from 794 feet at the northeast
corner of the property to 756 feet at the southeast
corner of the property, for a maximum relief of 38
feet . The property is unimproved .
B. Sewer and Water : The property can be served from a 21
inch sanitary sewer and a 12 inch watermain located
along Willard Avenue . Stormwater is proposed to be
collected in a storm sewer system and detained in a
detention pond to be constructed at the southeast
corner of the property.
-Page 1- Exhibit A
•
Source: Engineering Division , City of Elgin
C. Traffic and Parking : Willard Avenue functions as a
minor arterial street connecting Bode Road , East
Chicago Street (Illinois State Route 19) , and Villa
Street (U. S. Route 20 Business) . Willard Avenue has
a design capacity of approximately 7 ,000 vehicles per
day. Willard Avenue , between Bode Road and East
Chicago Street carries in excess of 3 ,650 vehicles per
day ( 1985 count) .
Each dwelling unit in an apartment building can be
expected to generate approximately 6 . 1 vehicle trips
per day. Accordingly, the proposed 8? unit apartment
complex can be expected to generate approximately 531
vehicle trips per day (87 X 6 . 1) .
The off-street parking ordinance requires two parking
spaces per dwelling unit . The proposed development
includes 187 off-street parking spaces ( 2. 15 parking
spaces/d .u. ) . It has been city policy to require 2. 5
parking spaces per dwelling unit in P.U.D. ' s .
Sources : City of Elgin , Engineering Division.
Design Manual , State of Illinois , 1984 Edition.
Trip Generation , ITE, Third Edition.
/�► E.M.C. 19.44 Off-street Parking.
F D. Zoning History:
1927 B-Res . 1960 D-Comm. 1962 B- 1
1950 A-Res . 1961 D-Comm. Present R-4
E. Zoning Status : The subject property contains
sufficient lot width and area to be developed in
accordance with the R-4 District design standards .
F. Surrounding Land Use and Zoning : The areas located to
the north and west of the subject property are zoned
R-4. These areas are developed with multiple family
residences .
The properties located to the south of the subject
property, and which front onto East Chicago Street , are
zoned B- 3 and B-4. These properties are developed with
a variety of commercial uses .
The area located to the east of the subject property is
zoned R- 2 and B-4. The R- 2 properties , which front on
Bode Road , are improved with single family residences .
The B-4 property, which fronts on East Chicago Street ,
-Page 2-
is improved with commercial uses .
F G. Trend of Development : More recent developments in the
area in which the subject property is located include
the construction of an apartment building at the corner
of Willard Avenue and Bode Road , and the establishment
of various commercial uses along East Chicago. Street .
H. Comprehensive Plan: The subject property is designated
"urban residential" . The Comprehensive Plan includes
policies which encourage the development of scattered
vacant parcels located within the built portion of the
city.
I . P.U.D. Departures : The proposed planned unit
development includes the following departures from the
zoning and subdivision ordinances :
1 . In residence districts , no more than one principal
building is permitted on a lot . The proposed
P.U.D. features three principal buildings on the
existing lot .
2. The minimum lot area per dwelling unit wit%
standard R-4 zoning is 3 ,000 square feet . The
minimum lot area per dwelling unit in an R-4 P.U.D.
is 1 ,800 square feet. The density in the proposed
R-4 P.U.D. is approximately 2 ,923 square feet of
em‘ lot area per dwelling unit . A 2. 6 percent
variation of the R-4 density standard .
J. Fiscal Impact : A fiscal impact study for the proposed
planned unit development has not been submitted . In
general , 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 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 (a place to
live , work , 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.
K. P.U.D. Standards : The proposed planned unit
development is in substantial conformance with the
P.U.D. standards .
L. Conditions for Approval : The Land Use Committee is of
41/Pb*
-Page 3-
the opinion that approval of Petition 69-89 should be
subject to the following conditions :
/� 1 . Revisions to the P.U.D. site plan prepared by
�, Marchris Engineering Ltd . , revised June 15 , 1989 ,
per the Engineering Division and the Planning
Department .
2 . Conformance with the revised P.U.D. site- plan .
3 . Grant of easement rights to the City of Elgin ,
Commonwealth Edison , Illinois Bell Telephone ,
Northern Illinois Gas , and Centel Cable Television ,
their successors or assigns for the maintenance and
repair of all utilities on the property.
4. Payment of a park site cash contribution in the
amount of $3 ,044. 13 , and a school site cash
contribution in the amount of $18 , 286 .45 . Payment
due prior to adoption of an ordinance granting a
special use for a planned unit developaent . _
5. Compliance with all other applicable codes ang
ordinances .
IV. BECOMMENDATION -
On a notion to recommend approval of Petition 69-89 ,
subject to the conditions for approval , the vote was seven
(7) yes and zero (0) no.
F Therefore , the Land Use Committee recommends approval of
Petition 69-89.
Robert W. Silje Wtroa, Chairman
Land Use Committee
Planning and Land Use Coaaission a C�fr)
Thoaa�UArastrong , Siretary
Land Use Committee
Planning and Land Use Coaaission
-Page 4-