G42-91 4-
eft. Ordinance No. G42-91
AN ORDINANCE
RECLASSIFYING PROPERTY LOCATED ON THE SOUTH SIDE OF
EAST CHICAGO STREET, EAST AND WEST OF CERESA DRIVE, AND
GRANTING A SPECIAL USE FOR A PLANNED UNIT DEVELOPMENT
WHEREAS, written application has been made to reclassify
certain property located on the south side of East Chicago
Street, east and west of Ceresa Drive from M-1 Limited
Manufacturing District to R-4 General Residence District and
for a special use for a residential and commercial 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 that the subject property be reclassified and a
special use for a residential and commercial planned unit
development be granted; and
WHEREAS, the City Council of the City of Elgin, Illinois,
has reviewed the findings and recommendation 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, 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 excluding from M-1 Limited Manufacturing
District and including in the R-4 General Residence
District the following described property:
Parcel Three: That part of the South half of
Section 18 and part of the Northeast quarter of
Section 19, all in township 41 North, Range 9 East
of the Third Principal Meridian described as
follows : Commencing at the Southeast corner of a
parcel of land conveyed by deed recorded March 30,
1965 as Document Number 19420438 in the Recorder' s
Office of Cook County, Illinois; thence easterly
parallel with the South line of the Southwest
quarter of Section 18 extended easterly, a distance
of 59 . 52 feet; thence southeasterly along a line
that forms an angle of 65 degrees 46 minutes 07
seconds to the right with the prolongation of the
last described course, a distance of 2 . 34 feet for
the place of beginning; thence continuing
4
southeasterly along the last described course 561 .67
feet; thence easterly parallel with the South line
extended easterly of the Southwest quarter of said
Section 18, a distance of 228 . 0 feet; thence
northerly along the East line of the Ford Motor
Company extended southerly a distance of 492 . 35 feet
to the Southeast corner of the Ford Motor Company
lands; thence westerly 477 .48 feet to the place of
beginning, located in the City of Elgin, Cook
County, Illinois . "
Section 2 . 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 3 . That a special use for a residential and
commercial planned unit development located on the south side
of East Chicago Street, east and west of Ceresa Drive, Elgin,
Illinois, legally described as follows :
"Parcel One: That part of the South half of
Section 18 and part of the Northeast quarter of
Section 19, all in Township 41 North, Range 9 East
of the Third Principal Meridian described as
follows : Beginning at the Northwest corner of said
Northeast quarter; thence southerly along the West
line of said Northeast quarter 850 . 0 feet; thence
easterly at right angles to the last described
course a distance of 100 .0 feet; thence northerly
parallel with the West line of said Northeast
quarter a distance of 950 .01 feet; thence westerly
parallel with the South line extended easterly of
the Southwest quarter of Section 18, township and
range aforesaid and parallel with the South line of
said Southwest quarter 723 .49 feet, thence southerly
along a line forming an angle of 98 degrees 50
minutes (measured from East to South) with the last
described course a distance of 101 .20 feet to the
South line of said Southwest quarter; thence
easterly along said South line 638 . 00 feet to the
place of beginning, in the City of Elgin, Cook
County, Illinois .
Parcel Two: That part of the South half of
Section 18 and part of the Northeast quarter of
Section 19, all in Township 41 North, Range 9 East
of the Third Principal Meridian described as
follows : Commencing at the Northwest corner of said
Northeast quarter; a distance of 850 . 00 feet for the
place of beginning; thence continuing southerly
eft along said West line a distance of 848 . 60 feet;
thence northeasterly along a line forming a
clockwise angle of 81 degrees with the last
described course, a distance of 648. 25 feet; thence
northeasterly along a line that forms a clockwise
angle of 180 degrees 12 minutes with the last
described course, a distance of 617 . 10 feet; thence
northerly along a line that forms a clockwise angle
of 94 degrees 32 minutes with the last described
course, a distance of 248 . 6 feet; thence northerly
along a line that forms a clockwise angle of 188
degrees 44 minutes with the last described course, a
distance of 1360 . 41 feet; thence westerly to a point
in the easterly line of Ford Motor Company extended
southerly, said point being 210 . 00 feet South of the
Southeast corner of said Ford Motor Company; thence
continuing southerly along said East line extended
southerly a distance of 282 . 35 feet; thence westerly
parallel with the South line extended easterly of
the Southwest quarter of said Section 18 a distance
of 228 . 00 feet; thence northwesterly along a line
which forms an angle of 114 degrees, 13 minutes, 53
seconds to last described course a distance of
561 . 67 feet; thence continuing northwesterly along
the last described course a distance of 2 . 34 feet;
thence westerly parallel with the South line
extended easterly of the Southwest quarter of said
Section 18 a distance of 930 . 00 feet; thence
southerly along a line forming an angle of 98
degrees, 50 minutes to the last described course a
distance of 225 . 05 feet; thence easterly parallel
with the South line of the Southwest quarter of
Section 18 a distance of 723 .49 feet; thence
southerly parallel with the West line of the
Northeast quarter of Section 19 a distance of 950. 01
feet; thence westerly a distance of 100 . 00 feet to
the place of beginning, located in the City of
Elgin, Cook County, Illinois .
Parcel Three: That part of the South half of
Section 18 and part of the Northeast quarter of
Section 19, all in township 41 North, Range 9 East
of the Third Principal Meridian described as
follows : Commencing at the Southeast corner of a
parcel of land conveyed by deed recorded March 30,
1965 as Document Number 19420438 in the Recorder' s
Office of Cook County, Illinois; thence easterly
parallel with the South line of the Southwest
quarter of Section 18 extended easterly, a distance
of 59 . 52 feet; thence southeasterly along a line
that forms an angle of 65 degrees 46 minutes 07
seconds to the right with the prolongation of the
last described course, a distance of 2 . 34 feet for
the place of beginning; thence continuing
southeasterly along the last described course 561 . 67
feet; thence easterly parallel with the South line
extended easterly of the Southwest quarter of said
Section 18, a distance of 228 .0 feet; thence
northerly along the East line of the Ford Motor
Company extended southerly a distance of 492 . 35 feet
to the Southeast corner of the Ford Motor Company
lands; thence westerly 477 . 48 feet to the place of
beginning, located in the City of Elgin, Cook
County, Illinois .
Parcel Four: That part of the Southeast
quarter of Section 18 Township 41 North, Range 9
East of the Third Principal Meridian described as
follows : Commencing at the Northwest corner of the
Northeast quarter of Section 19, township and range
aforesaid; thence South along the West line of said
Northeast quarter, a distance of 1698 . 6 feet; thence
northeasterly along a line forming a clockwise angle
of 81 degrees with the last described course, a
distance of 648 . 25 feet; thence northeasterly along
a line that forms a clockwise angle of 180 degrees
12 minutes with the last described course, a
distance of 617 . 10 feet; thence northerly along a
line that forms a clockwise angle of 94 degrees 32
minutes with the last described course, a distance
of 248 . 6 feet; thence northerly along a line that
forms a clockwise angle of 188 degrees 44 minutes
with the last described course, a distance of
1360 .41 feet for the place of beginning; thence
continuing northerly along the last described course
a distance of 380 . 00 feet to a point on the
southerly right of way line of State Route 19;
thence northwesterly along said southerly line a
distance of 275.40 feet; thence southerly along a
line which is 284 . 98 feet East of and parallel with
the East line of lands owned by the Ford Motor
Company, a distance of 274 . 88 feet; thence westerly
along a line which forms an angle of 90 degrees 03
minutes 08 seconds to the last described course a
distance of 284 .98 feet to the East line of Ford
Motor Company; thence southerly along a line which
forms an angle of 90 degrees, 03 minutes, 08 seconds
to the last described course, a distance of 210 . 00
feet; thence easterly to the place of beginning,
located in the City of Elgin, Cook County, Illinois . "
be and is hereby granted subject to the following conditions :
1 . Substantial conformance with the Planned
Unit Development Plan:
a. Preliminary Planned Unit Development
Site Plan prepared by Jen Land Design, Inc.
rft dated February 4, 1991 and revised May 9, 1991 .
eow b. Preliminary Landscape Plan prepared by
Jen Land Design, Inc. dated February 4 , 1991
and revised May 9 , 1991 .
c. Phasing Plan prepared by Jen Land
Design, Inc. dated May 9 , 1991 and revised
June 5, 1991 .
d. Engineering Plans prepared by Everett
Scheflow Engineers dated February 8, 1991 .
e. Building Elevations and Floor Plans .
2 . A written description of efforts that will
be taken to preserve and protect, or mitigate the
jurisdictional wetland areas identified in the
report prepared by K. Struck Companies, Inc . , dated
May 29 , 1990 .
3 . The Planned Unit Development Site Plan
contemplates gradings, filling, and dredging in
areas currently designated as flood fringe and/or
floodway, for the purposes of constructing
buildings, a road and bridge, and stormwater
detention in these areas . The City will require
r conditional letters of approval from the Army Corps
of Engineer, and IDOT Division of Water Resources
(DWR) and FEMA prior to final plat approval . No
construction permits shall be issued until a final
letter of map revision has been issued by FEMA and
DWR.
4 . Documentation demonstrating that the six
inch watermains located in the cul-de-sacs will have
adequate capacity to serve the proposed residential
dwelling units .
5 . Cul-de-sac streets and common parking areas
shall be privately owned and maintained, and shall
be indicated as such on the preliminary plan.
6 . Payment of the local share of the cost of
future signalization at the East Chicago
Street/Ceresa Drive intersection. Payment due prior
to final plat approval of the first phase of the
development.
7 . Indicate alternatives for a second means of
access and stormwater detention areas, to be
constructed in the event that the location of these
facilities in the Poplar Creek floodplain is not
ruk approved. Submit evidence of all regulatory agency
approvals prior to final plat approval of the first
phase of the development.
e` 8 . Construct all intersection improvements
required by IDOT concurrent with the first phase of
the development.
9 . Construction of Phase II of the proposed
development shall not begin until the construction
of the bridge is completed.
10 . Dedicate the Poplar Creek floodplain to the
City of Elgin.
11 . Final Engineering Plans and Specifications
shall include detailed plans describing measures to
be taken to preserve significant vegetation along
the ridge line above the Poplar Creek floodplain.
12 . Compliance with Elgin Municipal Code
Title 17, Development Impact Fees .
13 . 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 in the manner provided
by law.
46.id_ _„Hea,'&61.7.74L
GeorgJVanDeVoorde, Mayor
Presented: July 10, 1991
Passed: July 10, 1991
Vote: Yeas 7 Nays 0
Recorded:
Published:
Attest:
►. ! / / -a4G.4,.I,%
Dolonna Mecum, City Clerk
eft
May 20,1991
FINDINGS OF FACT
LAND USE COMMITTEE
PLANNING AND LAND USE COMMISSION
CITY OF ELGIN
I. SUBJECT
Consideration of Petition 21-91 Requesting a M-i Limited
Manufacturing District Special Use for a Planned Unit
Development, a R-4 General Residence District Special Use
for a Planned Unit Development, a Rezoning from M-1
Limited Manufacturing District to R-4 General Residence
District, and Preliminary Plat Approval, Property Located
on the South Side of East Chicago Street, East and West of
Ceresa Drive, by Woodview Development, Inc. , as Applicant
and Progressive Enterprises and Ron Hopkins, as Owners.
II. CONSIDERATIONS
A petition has been filed by Woodview Development, Inc.
requesting a rezoning from R-4 to R-4 PUD and M-1 to R-4 ,
special use approval for a residential planned unit
development, and preliminary plat approval. The subject
property is located south of East Chicago Street, west of
and adjacent to the Elgin High School athletic fields.
The petitioner proposes to develop the subject property
with 304 townhouse units. Approximately seven acres of
land fronting on East Chicago Street would be retained for
commercial development.
III.FINDINGS
After due notice, as required by law, the Land Use
Committee held a public hearing on Petition 21-91 on May
6, 1991 . The petitioner testified at the public hearing
and presented documentary evidence. Objectors appeared at
the hearing and written objection has been filed.
The Land Use Committee has made the following findings
with respect to Petition 21-91:
A. Site Characteristics: The subject property contains
approximately 65.019 acres, of which approximately
20.27 acres are located within the Poplar Creek
Floodplain. The property is undeveloped.
Elevations range' from approximately 800 feet at the
northeast corner of the property to 742 feet at the
southwest corner for a maximum relief of approximately
58 feet. A substantial grove of oak trees is located
Exhibit A
-Pace 1 -
along the north ridge line of the Poplar Creek
floodplain. The property includes three separate
areas which have been identified as wetlands.
B. Sewer and Water: Sanitary sewer service is to be
provided by connecting into an existing 24 inch
sanitary sewer line. Storm water is proposed to be
detained in two detention areas and then discharged
into Poplar Creek. Water service is to be provided by
a proposed twelve inch watermain, which would complete
a loop between an existing 23 inch watermain, located
along East Chicago Street, and an existing, sixteen
inch watermain, located along Varsity Drive.
The proposed twelve and eight inch watermains would
have adequate capacity to serve the proposed
development. It shall be the developer's
responsibility to demonstrate that the proposed six
inch watermain's located in the cul-de-sacs would have
adequate capacity to serve the proposed multiple unit
buildings.
C. Traffic and Parking: The proposed development
features two points of access. One point of access
intersects with East Chicago Street and aligns with
Ceresa Drive. The second point of access intersects
Villa Street via Varsity Drive.
East Chicago Street carries approximately 14,500
vehicles per day. Villa Street carries approximately
9,500 vehicles per day.
Townhouses generate approximately 5.2 vehicle trips
per dwelling unit. Accordingly, the proposed 304 unit
residential development could generate 1,580 vehicle
trips onto the adjoining street system.
No specific plans have been submitted for the
development of the proposed commercial site.
Development of the site would be significantly impacted
by changes in the existing grades. Accordingly, an
estimate of traffic which could be generated by
commercial development of the site is not provided.
The off-street parking spaces required to serve the
development of the commercial site would vary
depending on the proposed use of the property.
Provision of the minimum number of parking spaces
required to serve a particular use is a condition of
site plan approval.
Sources: Transportation Study, Elgin, 1990.
F Trip Generation Manual, ITE Third Edition.
E.M.C. 19.44 Off-street Parking.
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D. Zoning History: The subject property was annexed and
rb. zoned M-1 in 1962. Portions of the property were
rezoned to R-4 and B-4 in 1988, and a special use for
a residential planned unit development was approved.
The special use expired in 1989 .
E. Zoning Status: The subject property is unimproved.
However, the property can be developed in accordance
with the zoning and subdivision ordinance standards.
F. Surrounding Land Use and Zoning: The area located to
the north of the subject property is zoned B-3, B-4
and M-1 . The area is developed with an automobile
dealership, and various other commercial and
manufacturing uses.
The area located to the east of the subject property
is zoned R-2. The area is developed with Elgin High
School.
The area located to the south of the subject property
is zoned R-2, M-1 and B-4 . The area is developed with
various commercial and industrial uses.
The area located to the west of the subject property
is zoned B-3 and M-1. The area is developed with the
Elgin Rifle Club, various industrial uses and mobile
home parks.
G. Trend of Development: East Chicago Street and Villa
Street have experienced a commercial strip pattern of
development. The most prominent land use along East
Chicago Street is the concentration of automobile
dealerships. Development along the Villa Street
commercial strip has been piecemeal and unrelated.
Other prominent land uses in the area include Elgin
High School, mobile home parks, and residential
subdivisions being developed by U.S. Shelter.
H. Comprehensive Plan: The subject property is
designated "urban residential" and "open space"
(Poplar Creek floodplain) . The . East Chicago Street
frontage is included in an area designated
"transportation corridor" .
I. Planned Unit Development Departures: The proposed
planned unit development departs from the R-4 District
standards regulating lot area, lot width, floor area
ratio, and yards. In addition, the proposed
development departs from the definition of a "lot" ,
and the concept of "purity of zoning" . The proposed
development departs from the subdivision standards
regulating the centerline curvature of streets and the
design of cul-de-sacs.
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J. Fiscal Impact:The fiscal impact analysis is based on a
"' development proposal considered in 1990 . It should be
noted that the proposed development features 24 fewer
dwelling units and addition commercial acreage.
The fiscal impact of a residential development must be
viewed in terms of existing and future revenue
generating land uses located within the City of Elgin
and 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. Accordingly, the fiscal impact of a residential
development must be considered within the context of
the entire land use system.
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 Land Use
Committee is of the opinion that the current M-1
Limited Manufacturing District zoning of "Parcel 3" is
unsuitable, and should be rezoned to R-4 General
Residence District.
L. Planned Unit Development Standards: The Land Use
Committee is of the opinion that the proposed planned
unit development is in substantial conformance with
the planned unit development standards.
M. Conditions for Approval: The Land Use Committee is of
the opinion that approval of Petition 21-91 should be
subject to the following conditions:
1. Revisions to the preliminary plan and the preliminary
engineering plan per the Bureau of Inspection
Services, the Engineering Division, the Planning
Department, and the Water Department.
2. Substantial conformance with the revised preliminary
plan and preliminary engineering plan.
3 . Provide a written description of efforts that will be
taken to preserve and protect, or mitigate the
jurisdictional wetland areas identified in the report
prepared by K. Struck Companies, Inc. , dated May 29,
1990.
4 . The P.U.D. site plan contemplates gradings, filling,
and dredging in areas currently designated as flood
fringe and/or floodway, for the purposes of
constructing buildings, a road and bridge, and
stormwater detention in these areas. The City will
rik require conditional letters of approval from the Army
Corps of Engineers, the IDOT Division of Water
Resources (DWR) and FEMA prior to final plat
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approval. No construction permits shall be issued
eft. until a final letter of map revision has been issued
by FEMA and DWR.
5. Provide documentation demonstrating that the six inch
watermains located in the cul-de-sacs will have
adequate capacity to serve the proposed residential
dwelling units.
6. Cul-de-sac streets and common parking areas shall be
privately owned and maintained, and shall be indicated
as such on the preliminary plan.
7. Payment of the local share of the cost of future
signalization at the East Chicago Street/Ceresa Drive
intersection. Payment due prior to final plat
. approval of the first phase of the development.
8. Indicate alternatives for a second means of access and
stormwater detention areas, to be constructed in the
event that the location of these facilities in the
Poplar Creek floodplain is not approved. Submit
evidence of all regulatory agency approvals prior to
final plat approval of the first phase of the
development.
9. Construct all intersection improvements required by
IDOT concurrent with the first phase of the
\_ development.
10. Construction of Phase II of the proposed development
shall not begin until the construction of the bridge
is completed.
11. Dedicate the Poplar Creek floodplain to the City of
Elgin.
12. Final Engineering Plans and Specifications shall
include detailed plans describing measures to be taken
to preserve significant vegetation along the ridge
line above the Poplar Creek floodplain.
13. Compliance . with E.M.C. Title 17 - Development Impact
Fees.
14. Compliance with all other applicable codes and
ordinances.
IV. RECOMMENDATION
On a motion to recommend approval of Petition 21-91,
subject to the conditions for approval, the vote was seven
(7) yes and zero (0) no.
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Therefore, the motion to recommend approval of Petition
fow 21-91 was adopted.
o
Land Use Committee
Planning and Land Use Commission
lbalta
Thomas J.qms rong, Se
Land Us e C ommittee
Planning and Land Use Commission
•
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