G86-03 Ordinance No. G86-03
erk
AN ORDINANCE
RECLASSIFYING PROPERTY FROM
RC3 RESIDENCE CONSERVATION DISTRICT TO
PRC PLANNED RESIDENCE CONSERVATION DISTRICT
(200 South Channing Street and 181 South Gifford Street)
WHEREAS, written application has been made to reclassify
certain property located at 200 South Channing Street and 181
South Gifford Street from RC3 Residence Conservation District to
PRC Planned Residence Conservation District; and
WHEREAS, the Planning and Development Commission has
conducted a public hearing concerning said application and has
submitted its written findings and recommendation that the subject
property be reclassified; and
WHEREAS, the City Council of the City has reviewed the
findings and recommendation of the Planning and Development
Commission and concurs in such recommendations .
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
e adopts the Findings of Fact, dated June 16, 2003 , made by the
Planning and Development Commission, a copy of which is attached
hereto and made a part hereof by reference as Exhibit A.
Section 2 . That Chapter 19 . 08, Section 19 . 08 . 020 entitled
Zoning District Map of the Elgin Municipal Code, as amended, be
and the same is hereby further amended by adding thereto the
following paragraph:
The boundaries hereinafter laid out in the Zoning
District Map, as amended, be and are hereby altered by
including in the PRC Planned Residence Conservation
District the following described property:
THE SOUTH HALF OF LOTS 1 AND 2 , LOT 4 (EXCEPT THE
WEST 165 . 0 FEET) , LOT 5 (EXCEPT THE NORTH 31 . 0 FEET OF
THE WEST 165 . 0 FEET) , AND ALL OF LOT 7 IN BLOCK 7 IN
J.T. GIFFORD' S ADDITION TO ELGIN, IN THE CITY OF ELGIN,
KANE COUNTY, ILLINOIS (PROPERTY COMMONLY KNOWN AS 200
SOUTH CHANNING STREET AND 181 SOUTH GIFFORD STREET) .
Section 3 . That the City Council of the City of Elgin hereby
grants the rezoning from RC3 District to PRC Planned Residence
Conservation District for the property commonly known as 200
South Channing Street and 181 South Gifford Street, and legally
described above, which shall be designed, developed, and operated
subject to the following provisions :
A. Purpose and Intent. The purpose of the residence
conservation districts is to provide for the conservation of
the urban residential environment of the mature residential
neighborhoods of the city, which developed under
significantly different regulations than the current
regulations for new residential development .
In general, the purpose and intent of the provision for
planned developments is to accommodate unique development
situations .
B. Supplementary Regulations. Any word or phrase contained
herein, followed by the symbol "SR" , shall be subject to the
definitions and the additional interpretive requirements
provided in Chapter 19 . 90, Supplementary Regulations, of the
Elgin Municipal Code, as amended. The exclusion of such
symbol shall not exempt such word or phrase from the
applicable supplementary regulation.
C. General Provisions . In this PRC District, the use and
development of land and structures shall be subject to the
provisions of Chapter 19 . 05, General Provisions, of the Elgin
Municipal Code, as may be amended.
D. Zoning Districts - Generally. In this PRC Planned Residence
Conservation District, the use and development of land and
structures shall be subject to the provisions of Chapter
19 . 07, Zoning Districts, as may be amended.
E. Land Use. In this PRC Planned Residence Conservation
District, the use and development of land and structures
shall be subject to the provisions of Chapter 19 . 10, Land
Use, of the Elgin Municipal Code, as amended. The following
enumerated "land uses" [SR] shall be the only land uses
allowed as a "permitted use" [SR] , in this PRC Planned
Residence Conservation District :
1. Residences Division:
"Residential garage sales" [SR] (UNCL) .
"Residential occupations" [SR] (UNCL) .
"Residential parking areas" [SR] (UNCL) .
"Residential storage" [SR] (UNCL) .
"Singe-Family detached dwellings" [SR] (UNCL) .
2 . Municipal Services Division:
Public parks, recreation, open space (UNCL) on a
e'' "zoning lot" [SR] containing less than two (2) acres of
land.
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3 . Finance, Insurance, and Real Estate Division:
"Development sales office" [SR] (UNCL) .
4 . Services Division:
"Family residential care facility" [SR] (8361) .
"Residential care facility" [SR] .
5 . Construction Division:
"Contractor' s office and equipment areas" [SR] (UNCL) .
6 . Transportation, Communication and Utilities Division:
"Amateur radio antennas" [SR] (UNCL) .
"Commercial antennas and antenna structures mounted on
existing structures" [SR] (UNCL) .
"Radio and television antennas" [SR] (UNCL) .
"Satellite dish antennas" [SR] (UNCL) .
"Treatment, transmission, and distribution facilities :
poles, wires, cables, conduits, laterals, vaults,
pipes, mains, and valves" [SR] (UNCL) .
eft 7 . Miscellaneous Uses Division:
"Accessory uses" [SR] (UNCL) to the permitted uses
allowed in this PRC Planned Residence Conservation
District, subject to the provisions of Section
19 . 10 .400 of the Elgin Municipal Code, as amended.
"Fences and walls" [SR] (UNCL) .
"Parking lots" [SR] (UNCL) , exclusively "accessory"
[SR] , subject to the provisions of Chapter 19 .45 of the
Elgin Municipal Code, as amended.
"Refuse collection area" [SR] .
"Signs" [SR] (UNCL) , subject to the provisions of
Chapter 19 . 50 of the Elgin Municipal Code, as amended.
"Temporary uses" [SR] (UNCL) .
In this PRC Planned Residence Conservation District, the use
and development of land and structures shall be subject to
the provisions of Chapter 19 . 10 , Land Use, of the Elgin
Municipal Code, 1976, as amended. The following enumerated
eft "land uses" [SR] shall be the only land uses allowed as a
"conditional use" [SR] in this PRC Planned Residence
Conservation District :
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1. Residences Division:
"Conditional residential occupations" [SR] (UNCL) .
2 . Municipal Services Division:
"Municipal facilities" [SR] (UNCL) on a zoning lot
containing less than two (2) acres of land.
3 . Transportation, Communication, and Utilities Division:
"Conditional commercial antennas and antenna structures
mounted on existing structures" [SR] (UNCL) .
"Other radio and television antennas" [SR] (UNCL) .
"Other satellite dish antennas" [SR] (UNCL) .
Pipelines, except natural gas (461) .
"Treatment, transmission and distribution facilities :
equipment, equipment buildings, towers, exchanges,
substations, regulators" [SR] (UNCL) .
4 . Miscellaneous Uses Division:
"Accessory uses" [SR] (UNCL) to the conditional uses
allowed in this PRC Planned Residence Conservation
District, subject to the provisions of Section
19 . 10 .400 of the Elgin Municipal Code, as amended.
"Master signage plan" [SR] , subject to the provisions
of Chapter 19 . 50 of the Elgin Municipal Code, as
amended.
"Parking structures" [SR] (UNCL) , exclusively
"accessory" [SR] .
"Planned developments" [SR] (UNCL) on a zoning lot
containing less than two (2) acres of land, subject to
the provisions of Chapter 19 . 60 of the Elgin Municipal
Code, as amended.
F. Site Design. In this PRC Planned Residence Conservation
District, the use and development of land and structures
shall be subject to the provisions of Section 19 . 12 , Site
Design, of the Elgin Municipal Code, as amended. The
development of land and structures shall be in substantial
conformance with the following:
1 . Substantial conformance to the Final Plat for the Grand
Manor Subdivision prepared by Alan Coulson dated
March 4 , 2003 .
2 . Substantial conformance to the Statement of Purpose and
Conformance, dated June 16, 2003 .
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3 . Substantial conformance to the Grand Manor Homes Floor
" Plans and Exterior Building Elevations, Plans #1 though
#5 , dated May 21 , 2003 .
4 . All homes are required to obtain a Certificate of
Appropriateness prior to building permit issuance .
5 . Satisfactory resolution of all Engineering Division
concerns .
6 . The provision of Restrictions and Covenants shall be
provided and shall indicate that the homeowners
association is responsible for maintenance of all
private driveways and common areas, subject to the
review and approval of the Community Development Group.
7 . The applicant shall withdraw Petition 18-03 upon
ordinance adoption of Petition 31-03 .
8 . Conformance to all other applicable codes and
ordinances .
9 . The city and the developer shall enter into a real
estate contract in a form approved by the corporation
counsel providing for the conveyance of proposed Lot 10
of the Grand Manor Subdivision to the city.
rft. G. Off Street Parking. In this PRC Planned Residence
Conservation District, off street parking shall be subject to
the provisions of Chapter 19 .45, Off Street Parking, of the
Elgin Municipal Code, as may be amended.
H. Off Street Loading. In this PRC Planned Residence
Conservation District, off street loading shall be subject to
the provisions of Chapter 19 .47, Off Street Loading, as may
be amended from time to time.
I. Signs. In this PRC Planned Residence Conservation District,
signs shall be subject to the provisions of Chapter 19 . 50,
Signs, as may be amended from time to time .
J. Planned Developments. In this PRC Planned Residence
Conservation District, the use and development of the land
and structures shall be subject to the provisions of Chapter
19 . 60, Planned Developments, as may be amended. A conditional
use for a planned development may be requested by an
individual lot or property owner for a zoning lot without
requiring an amendment to this PRC zoning district and
without necessitating that all other property owners
authorize such an application.
K. Conditional Uses. In this PRC Planned Residence Conservation
District, application for conditional uses shall be subject
to the provisions of Chapter 19 . 65, Conditional Uses, as may
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be amended. A conditional use may be requested by an
individual property owner for a zoning lot without requiring
an amendment to this PRC zoning district and without
necessitating that all other property owners authorize such
an application.
L. Variations. In this PRC Planned Residence Conservation
District, application for variation shall be subject to the
provisions of Chapter 19 . 70, Variations, as may be amended. A
variation may be requested by an individual property owner
for a zoning lot without requiring an amendment to this PRC
zoning district and without necessitating that all other
property owners authorize such an application.
M. Appeals. Any requirement, determination, or interpretation
associated with the administration and enforcement of the
provisions of this ordinance may be appealed subject to the
provisions of Chapter 19 . 75, Appeals, as may be amended from
time to time .
Section 4 . That this ordinance shall be in full force and
effect immediately after its passage in the manner provided by
law.
e?-9"
eft Ed Schock, Mayor
Presented: October 22 , 2003
Passed: October 22 , 2003
Vote : Yeas : 5 Nays : 1
Recorded: October 23 , 2003
Published:
Attest :
Al41-)1^"-e /Al2-C"'
Dolonna Mecum, City Clerk
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June 16, 2003
FINDINGS OF FACT
Planning and Development Commission City of Elgin,Illinois
SUBJECT
Consideration of Petition 31-03 Requesting a Map Amendment from RC3 Residence Conservation
District to PRC Planned Residence Conservation District and Preliminary Plat Approval;Property
Located at 200 South Channing Street and 181 South Gifford Street, by Grand Manor, L.L.C., as
Applicant, and David Markle, as Owner.
BACKGROUND
Requested Action: Map Amendment
Preliminary Plat Approval
Current Zoning: RC3 Residence Conservation District
Proposed Zoning: PRC Planned Residence Conservation District
Intended Use: Single Family Residences
Property Location: 200 South Channing Street
181 South Gifford Street
Applicant/Owner: Grand View, L.L.C.
Staff Coordinator: Todd Wyatt, Associate Planner
LIST OF EXHIBITS
A. Location Map (see attached)
B. Zoning Map (see attached)
C. Parcel Map (see attached)
D. Aerial Map (see attached)
eft, E. Site Photos (see attached)
F. Statement of Purpose and Conformance (see attached)
Findings of Fact Planning and Development Commission
ris Petition 31-03 June 16, 2003
G. Development Plan (see attached)
H. Previous Development Plan (see attached)
I. Draft PRC Ordinance (see attached)
J. Correspondence (see attached)
BACKGROUND
An application has been filed by Grand View, L.L.C., requesting Map Amendment from RC3
Residence Conservation District to PRC Planned Residence Conservation District and Preliminary
Plat Approval to permit the construction of a residential subdivision containing eight single family
homes. The subject property is located at 200 South Channing Street and 181 South Gifford Street
(reference Exhibits A, B, C, D, and E).
The developer has recently presented a proposed final plat of subdivision for this property(petition
18-03) in which nine single family homes was proposed. Two homes were proposed on Gifford
Street and seven homes were proposed for Charming Street. A stormwater detention area was to be
located near the northwest portion of the property. The consideration of Petition 18-03 has been
tabled by the City Council, pending the applicant's response to the concerns raised by the
neighborhood's residents and the Planning and Development Commission.These concerns included
the preservation of the natural features on the site and the impact that the increased density of this
project would have on the surrounding neighborhood. The developer has responded to these
comments and concerns and, with staff's assistance, has revised their proposal.
The entire property contains approximately 3.2 acres of land,with frontage on Gifford Street on the
west and Charming Street on the east.The applicant is now proposing to construct a total of eight(8)
single family residences on approximately 1.45 acres along Charming Street. Each lot would be
approximately 38 feet wide and would contain approximately 4,160 square feet of land. The
remainder of the property,approximately 1.75 acres,including the frontage on Gifford Street,would
be reserved for a park site.
The developer is proposing five single family home models.Each home will contain three bedrooms
and one and one-half bathrooms, and will range in size from 1,830 to 2,288 square feet. The subject
property lies within a Historic Preservation District; therefore,the design of each home is subject to
the review and approval of the Heritage Commission(reference Exhibits F, G, H, I, and J).
The developer is requesting departures from the site design requirements of the RC3 Residence
Conservation District.
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Findings of Fact Planning and Development Commission
e,.. Petition 31-03 June 16, 2003
FINDINGS
After due notice, as required by law, the Planning and Development Commission held a public
hearing in consideration of Petition 31-03 on June 16, 2003. The applicant testified at the public
hearing and presented documentary evidence in support of the application. Objectors were present
and gave testimony at the hearing. The Community Development Group submitted a Map
Amendment Review, dated June 12, 2003.
The Planning and Development Commission has made the following findings concerning the
standards for map amendments:
A. Site Characteristics Standard. The suitability of the subject property for the intended
zoning district with respect to its size, shape, significant natural features (including
topography, watercourse and vegetation), and existing improvements.
Findings. The subject property is suitable for the intended zoning district with respect to the
site characteristics standard.
The subject property consists of five regularly shaped parcels, and contains 139,553 square
feet of land. The property has street frontage on two streets, Gifford Street on the west and
Channing Street on the South. The entire property is currently unimproved, with the
exception of three segments of a driveway which served the previous residential use.
Topography on the site ranges from a high point of 779 feet near the center portion of the
property, and a low of 744 feet at the western portion of the site, for a maximum relief of 35
feet. There are several stands of mature trees located on the property.
B. Sewer and Water Standard. The suitability of the subject property for the intended zoning
district with respect to the availability of adequate municipal water,wastewater treatment,
and storm water control facilities.
Findings. The subject property is suitable for the intended zoning district with respect to the
sewer and water standard.
The subject property will be served by municipal water and sanitary sewer facilities. Storm
water will be controlled in compliance with all local, state and federal requirements.
C. Traffic and Parking Standard. The suitability of the subject property for the intended
zoning district with respect to the provision of safe and efficient on-site and off-site vehicular
circulation designed to minimize traffic congestion.
,., Findings. The subject property is suitable for the intended zoning district with respect to the
traffic and parking standard.
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Findings of Fact Planning and Development Commission
Petition 31-03 June 16, 2003
The subject property is located on Channing Street,extending through to Gifford Street.Both
Gifford and Channing Streets are local streets serving the residential areas on the east side of
Elgin.
Access to the property will be provided at two points on Channing Street.
Parking for this residential subdivision will be provided in conformance with the
requirements of the off-street parking ordinance.
D. Zoning History Standard. The suitability of the subject property for the intended zoning
district with respect to the length of time the property has remained undeveloped or unused in
its current zoning district.
Findings. The subject property is suitable for the intended zoning district with respect to the
length of time the property has remained undeveloped or unused in its current zoning district.
The subject property has been zoned as follows for the years listed:
1927 B Residential District
1950 C Residential District
1960 C Residential District
1962 R5 General Residence District
1992 R4 General Residence District
Present RC3 Residence Conservation District
HP Historic Preservation District
E. Surrounding Land Use and Zoning Standard. The suitability of the subject property for
the intended zoning district with respect to consistency and compatibility with surrounding
land use and zoning.
Findings. The subject property is suitable for the intended zoning district with respect to
consistency and compatibility with surrounding land use and zoning.
The subject property is located in and surrounded by the RC3 Residence Conservation
District, which contains single family and multiple family dwellings.
F. Trend of Development Standard. The suitability of the subject property for the intended
zoning district with respect to consistency with an existing pattern of development or an
identifiable trend of development in the area.
Findings. The subject property is suitable for the intended zoning district with respect to
consistency with an existing pattern of development or an identifiable trend within the area.
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•
Findings of Fact Planning and Development Commission
Petition 31-03 June 16, 2003
The subject property is located in the center of a mature residential neighborhood.
Additionally, the neighborhood is characterized as a Historic Preservation District.
G. Zoning District Standard. The suitability of the subject property for the intended zoning
district with respect to conformance to the provisions for the purpose and intent, and the
location and size of a zoning district.
The purpose of the PRC Planned Residence Conservation District is to conserve the urban
residential environment of planned developments granted prior to the effective date of this title.
A PRC Planned Center City District should be located in substantial conformance to the
official comprehensive plan. The amount of land necessary to constitute a separate PRC
zoning district exclusive of rights of way, but including adjoining land or land directly
opposite a right of way shall not be less than two acres. No departure from the required
minimum size of a PRC Planned Residence Conservation District shall be granted by the
City Council.
The purpose of the HP Historic Preservation District is to promote and to facilitate the
provisions of Title 20, Designation and Preservation of Historically and Architecturally
Significant Property. The HP zoning district is an overlay zoning district,and accordingly,the
property located within such a district shall also be subject to the regulations of the underlying
zoning district in which it is located.
In general, the purpose and intent of the provision for planned developments is to
accommodate unique development situations. For planned development districts, the
planned development should demonstrate the following characteristics:
1. An opportunity to realize a development of demonstrated need with respect to the
types of environment available to the public that would not be possible under the
strict application of the other chapters of this title.
2. A creative approach to the use of land and related improvements resulting in better
design and construction of aesthetic amenities.
3. The preservation of significant natural features including topography,watercourses,
wetlands, and vegetation.
Findings. The subject property is suitable for the intended zoning district with respect to
conformance to the provision for the purpose and intent, and the location and size of a PRC
Planned Residence Conservation District.
The proposed map amendment is in substantial conformance with the purpose and intent of
the planned development provisions.This proposal represents a creative approach to the use
of this property which results in a better design while preserving the existing unique features
5
Findings of Fact Planning and Development Commission
Petition 31-03 June 16, 2003
present on the property.The homes are arranged in a manner which minimizes the grading of
the property, thus preserving the natural existing grades featured on the site to the extent
possible. A common drive aisle will provide access to the rear and side loaded garages,and
to a common parking area located behind the homes. The number of driveways along
Channing Street has been reduced from one for each lot(a total of 7 under the previous plan)
to a total of 2,thereby increasing the opportunity to preserve existing mature trees that would
otherwise need to be removed. Additionally, more than half of the site (1.75 acres) will be
preserved as open area allowing for the potential preservation of numerous mature trees.
H. Comprehensive Plan Standard. The suitability of the subject property for the intended
zoning district with respect to conformance to the goals, objectives, and policies of the
official comprehensive plan.
Findings. The subject property is suitable for the intended zoning district with respect to the
Comprehensive Plan Standard.
The subject property is designated as "Urban Residential/Village" by the City of Elgin
Comprehensive Plan, dated 1983. This designation is appropriate for the proposed
residential development.
Natural Preservation Standard. The suitability of the subject property for the intended
planned development with respect to the preservation of all significant natural features
including topography, watercourses, wetlands, and vegetation.
Findings. The subject property is suitable for the intended planned development with
respect to the Natural Preservation Standard.
There are several stands of mature trees located on the property, as well as, significant
topographical issues associated with the development of this property. This proposal
represents an appropriate consideration of the preservation of the natural features found on
the site.
J. Internal Land Use Standard. The suitability of the subject property for the intended
planned development with respect to the land uses permitted within the development being
located, designed, and operated so as to exercise no undue detrimental influence on each
other or on surrounding property.
Findings. The subject property is suitable for the intended planned development with
respect to the internal land use standard.
No evidence has been submitted or found that the proposed planned development will be
located,designed,or operated in a manner that will exercise undue detrimental influence on
itself or surrounding property.
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Findings of Fact Planning and Development Commission
Petition 31-03 June 16, 2003
PLANNED DEVELOPMENT DEPARTURES AND EXCEPTIONS
A planned development may be granted certain departures from the normal standards,regulations,
requirements, and procedures of the zoning ordinance. For the purposes of this section, the most
similar zoning district is the RC3 Residence Conservation District. The applicant is requesting the
following departures from the standard requirements of the RC3 Residence Conservation District:
A. Section 19.12.300E, Principal Buildings Per Zoning Lot. In the RC3 Residence
Conservation District, one principal building per zoning lot is allowed. The proposed
planned development contemplates a total of eight principal buildings on the zoning lot.
B. Section 19.20.635 Lot Area. In the RC3 Residence Conservation District,the minimum
required zoning lot area shall be 6,000 square feet per single-family detached dwelling.
While the zoning lot area exceeds this requirement when the common areas are
considered, the individual lots of record contain 4,350 square feet (a 28% departure).
C. Section 19.20.635.C, Lot Width. In the RC3 Residence Conservation District, the
minimum required lot width for a zoning lot shall be forty-eight feet. While the zoning
lot width exceeds this requirement, the lot width of the individual lots of record are
r"` approximately thirty-eight feet wide (a 21% departure).
D. Section 19.12.400.D,Setbacks from A Private Street or Driveway.Where a zoning lot
contains two or more principal buildings,the minimum required building setback from a
private street shall be twenty feet. The applicant is proposing a six foot building setback
from a private street (a 70% departure).
SUMMARY OF FINDINGS, UNRESOLVED ISSUES,AND ALTERNATIVES
The Planning and Development Commission has developed or identified the following findings,
unresolved issues, and alternatives:
A. Summary of Findings.
1. General. The developer has previously submitted a Final Plat of Subdivision for this
property,in which nine single family homes and a detention area were proposed.The
previous proposal was in accordance with all requirements of the subdivision and
zoning ordinances. The Planning and Development Commission adopted a motion to
recommend approval of Petition 18-03 to the City Council. However, several
concerns were raised at the hearing regarding items such as the preservation of the
natural features on the site and the impact that the increased density of this project
would have on the surrounding neighborhood. The developer agreed to take these
concerns into consideration and has redesigned the proposal accordingly.The current
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Findings of Fact Planning and Development Commission
Petition 31-03 June 16, 2003
proposal requires several departures from the zoning ordinance; however, it is
designed in a manner which addresses the concerns of the Planning and Development
Commission and the neighborhood group.
2. Positive Attributes. The proposed development will expand the supply of desirable
new market rate housing in the area.As a result of the planned development process,
the city is assured of an upscale residential neighborhood in an urban setting. The
proposal will also create an opportunity to preserve a 1.75 acre parcel of land which
may not have been possible in the absence of this planned development process.
3. Zoning District Standard. The proposed map amendment is in substantial
conformance with the purpose and intent of the planned development provisions.
This proposal represents a creative approach to the use of this property which results
in a better design while preserving the existing unique features present on the
property. The homes are arranged in a manner which minimizes the grading of the
property,thus preserving the natural existing grades featured on the site to the extent
possible. A common drive aisle will provide access to the rear and side loaded
garages, and to a common parking area located behind the homes. The number of
driveways along Channing Street has been reduced from one for each lot(a total of 7
under the previous plan)to a total of 2,thereby increasing the opportunity to preserve
existing mature trees that would otherwise need to be removed. Additionally, more
than half of the site (1.75 acres) will be preserved as open area allowing for the
potential preservation of numerous mature trees.
B. Summary of Unresolved Issues.
There are no unresolved issues.
C. Summary of Alternatives.
Other than an approval,a denial,or an approval with some combination of conditions,there
are no substantive alternatives.
RECOMMENDATION
The Planning and Development Commission recommends approval of Petition 31-03. On a motion
to recommend approval, subject to the following conditions, the vote was five(5)yes, and zero(0)
no:
1. Substantial conformance to the Grand Manor Subdivision Site Plan, dated June 16, 2003.
ro-
8
Findings of Fact Planning and Development Commission
Petition 31-03 June 16, 2003
elk
2. Substantial conformance to the Statement of Purpose and Conformance,dated June 16,2003.
3. Substantial conformance to the Plat of Survey,prepared by Alan Coulson, dated January 3,
2002.
4. Substantial conformance to the Grand Manor Homes Floor Plans and Exterior Building
Elevations,Plans#1 though#5,dated May 21,2003,with the following revisions,subject to
the review and approval of the Community Development Group:
a. The developer shall be encouraged to provide a minimum porch depth of 8 feet,where a
porch is proposed for a home.
b. The developer shall be encouraged to increase the square footage of bedrooms,provided
that the maximum residential floor area for each home is not exceeded.
5. All homes are required to obtain a Certificate of Appropriateness prior to building permit
issuance.
6. Satisfactory resolution of all Engineering Division concerns.
7. The 1.75 park site should be programmed as a community design/build park.
8. A Declaration of Restrictions and Covenants shall be provided and shall indicate that the
homeowners association is responsible for maintenance of all private driveways and common
areas, subject to the review and approval of the Community Development Group.
9. The applicant shall withdraw Petition 18-03 upon ordinance adoption for Petition 31-03.
10. Conformance to all other applicable codes and ordinances.
Therefore, the motion to recommend approval of Petition 31-03 was adopted.
6/#--(e
George Wolff, Chairman
Planning and Development Commission
rk
Todd Wyatt, Secretary'
Planning and Development Commission
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