G45-04 t .
Ordinance No. G45-04
AN ORDINANCE
RECLASSIFYING PROPERTY LOCATED IN THE
ARC ARTERIAL ROAD CORRIDOR DISTRICT FROM
CF COMMUNITY FACILITY DISTRICT TO
PCF PLANNED COMMUNITY FACILITY DISTRICT
(2250 Highland Avenue)
WHEREAS, written application has been made to reclassify certain property located at
2250 Highland Avenue from CF Community Facility District to PCF Planned Community Facility
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 adopts the Findings of Fact,
dated March 15, 2004, 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 PCF Planned Community
Facility District the following described property:
Lot 198 in Valley Creek Unit 1, being a subdivision of part of Section 9,
Township 41 North, Range 8 East of the Third Principal Meridian, (excepting
therefrom the following described property: Beginning at the Northwest corner of
said Lot 1;thence South 61 degrees 08 minutes 50 seconds East along the North line
of said lot, a distance of 386.90 feet measured (386.69 feet record), to a jog in said
North line; thence South 89 degrees 59 minutes 09 seconds East along said North
line; 375.44 feet measured, (375.50 feet record), to the Northeast corner of said lot;
thence South 0 degrees 00 minutes 15 seconds West along the East line of said lot,
830.0 feet to the Southeast corner thereof; thence North 89 degrees 58 minutes 54
r seconds West along the South line of said lot 336.23 feet measured, (336.26 feet
record)to the Northeasterly line of Highland Avenue(being a jog in said South line);
thence North 65 degrees 23 minutes 01 seconds West along the Northeasterly line of
Highland Avenue and the Southwesterly line of said lot, a distance of 208.59 feet;
thence North 38 degrees 10 minutes 06 seconds East 382.54 feet; thence North 14
degrees 31 minutes 33 seconds West 239.37 feet; thence North 61 degrees 08
minutes 49 seconds West 546.69 feet to the Southeasterly line of Trinity Terrace
(also the Northwesterly line of said Lot 198);thence Northeasterly along said lot line
being on a curve to the left having a radius of 754.54 feet, an arc distance of 131.35
feet (the chord of the last described curve bearing North 41 degrees 46 minutes 22
seconds East 131.18 feet);thence North 36 degrees 44 minutes 18 seconds East along
said lot line,44.56 feet to the point of beginning)in Kane County,Illinois. (Property
commonly known as 2250 Highland Ave)."
Section 3. That the City Council of the City of Elgin hereby grants the rezoning from CF
Community Facility District to PCF Planned Community Facility District at 2250 Highland Avenue
which shall be designed, developed, and operated subject to the following provisions:
A. Purpose and Intent. The purpose of this PCF Planned Community Facility District
is to provide a planned environment for the various types of community facilities,
subject to the provisions of Chapter 19.60, Planned Developments. In general,
community facilities provide governmental,recreational,educational,health,social,
religious, and transportation services to the community on a for profit or a not for
profit basis.
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 PCF 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 from time to time.
D. Zoning Districts - Generally. In this PCF Planned General Industrial 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 from time to time.
E. Location and Size of District. PCF Planned Community facility Districts should be
located in substantial conformance to the official comprehensive plan. The amount
of land necessary to constitute a separate PCF 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,unless such land is located between any nonresidential zoning district,and
any residence district or an residence conservation district,which all have frontage on
the same block. No departure from the required minimum size of a planned
community facility district shall be granted by the City Council.
ribk F. Land Use. In this PCF Planned Community Facility 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 land uses
shall be the only permitted uses allowed within this PCF zoning district.
Municipal Services Division.
1. "Municipal facilities" [SR] (UNCL).
2. "Public parks, recreation, open space" [SR] (UNCL).
Public Administration Division.
3. Public administration(J).
4. Justice, public order, and safety(92).
Finance, Insurance, and Real Estate Division.
5. "Development sales office" [SR] (UNCL).
Services Division.
6. Cemeteries including mausoleums and crematories (UNCL).
7. Churches, convents, monasteries, and temples (8661).
8. Colleges,universities,professional schools,and junior colleges(822).
9. Elementary and secondary schools (821).
10. Hospitals (806).
11. Libraries (823).
12. Museums, art galleries and botanical and zoological gardens (841).
13. Nursing and personal care facilities (805).
14. Other schools and educational services (829).
15. Public Libraries (823).
16. Vocational schools (824).
Construction Division.
17. "Contractors office and equipment areas" [SR] (UNCL).
Transportation, Communication and Utilities Division.
18. "Amateur radio antennas" [SR] (UNCL).
19. Branch United States post offices (4311).
20. "Commercial antennas and antenna structures mounted on existing
structures" [SR] (UNCL).
21. "Radio and television antennas" [SR] (UNCL).
22. "Satellite dish antennas" [SR] (UNCL).
23. "Treatment, transmission, and distribution facilities: poles, wires,
cables, conduits, laterals, vaults, pipes, mains, and valves" [SR]
(UNCL).
24. United States post offices (431).
Miscellaneous Uses Division.
25. "Fences and walls" [SR] (UNCL).
26. "Loading facilities" [SR] (UNCL), exclusively "accessory" [SR],
subject to the provisions of Chapter 19.47, Off Street Loading.
r
27. "Parking lots" [SR] (UNCL), exclusively "accessory" [SR] to a use
allowed in the zoning district, subject to the provisions of Chapter
19.45, Off Street Parking.
28. "Parking structures" [SR] (UNCL),exclusively"accessory" [SR]to a
use allowed in the zoning district,subject to the provisions of Chapter
19.45, Off Street Parking.
29. "Refuse collection area" [SR].
30. "Storage Tanks" [SR] (UNCL).
31. "Signs" [SR] (UNCL), subject to the provisions of Chapter 19.50,
Signs.
32. "Temporary uses" [SR] (UNCL).
33. "Accessory structures" [SR] (UNCL)to the permitted uses allowed in
the CF Community Facility District, subject to the provisions of
Section 19.12.500, Accessory Structures and Buildings.
34. "Accessory uses" [SR] (UNCL) to the permitted uses allowed in the
CF Community Facility District, subject to the provisions of Section
19.10.400, Component Land Uses.
In this PCF zoning district, the use 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"land uses" [SR] shall be the
only land uses allowed as a"conditional use" [SR] in this PCF District:
rbk
Services Division.
1. Arenas, sports fields, and stadiums (UNCL).
2. Child day care services (835).
3. Family residential care facility [SR] (8361).
4. Individual and family social services (832).
5. "Institutional child day care services" [SR] (8351).
6. Job training and vocational rehabilitation service.
7. Residential care facility [SR] (8361).
8. Social services not elsewhere classified (839).
9. Sporting and recreational camps (7032).
Mining Division.
10. "Temporary mining" [SR] (UNCL).
Transportation, Communication and Utilities Division.
11. Airports (45).
12. "Conditional commercial antennas and antenna structures mounted on
existing structures" [SR] (UNCL).
13. "Conditional Commercial Antenna Tower" [SR] (UNCL).
14. Electric power generation(UNCL).
15. Fixed facilities, and inspection and weighing services for motor
vehicle transportation (4785).
16. Heliports (458).
17. Local and suburban passenger transportation operators (411).
18. Local and suburban transit and interurban highway passenger
transportation facilities for passenger boarding(417).
19. Local and suburban transit and interurban highway passenger
transportation facilities for terminal yards,or for the parking,storage,
maintenance or servicing of vehicles or equipment necessary for the
use served (417).
20. "Other radio and television antennas" [SR] (UNCL).
21. Other railroad facilities including terminal yards (401).
22. "Other satellite dish antennas" [SR] (UNCL).
23. Pipelines, except natural gas (461).
24. Railroad operators (401).
25. Railroad stations (401).
26. Railroad tracks (401).
27. Refuse systems (4953).
28. Rental of railroad cars (474).
29. School bus operators' offices (415).
30. Sewerage systems (4952).
31. Transportation services not elsewhere classified (4789).
32. "Treatment, transmission, and distribution facilities: equipment,
equipment buildings,towers,exchanges,substations,regulators" [SR]
(UNCL).
33. Water supply(494).
34. Water transportation (44).
Miscellaneous Uses Division.
35. "Commercial operations yards" [SR] (UNCL).
36. "Master signage plan" [SR], subject to the provisions of Chapter
19.50, Signs.
37. "Parking lots" [SR] (UNCL), subject to the provisions of Chapter
19.45, Off-Street Parking.
38. "Parking structures" [SR] (UNCL).
39. "Planned developments" [SR] on a"zoning lot" [SR] containing less
than two acres of land, subject to the provisions of Chapter 19.60,
Planned Developments.
40. "Accessory structures" [SR] (UNCL)to the conditional uses allowed
in the CF Community Facility District, subject to the provisions of
Section 19.12.500, Accessory Structures and Buildings.
41. "Accessory uses" [SR](UNCL)to the conditional uses allowed in the
CF Community Facility District, subject to the provisions of Section
19.10.400, Component Land Uses.
G. Site Design. In this PCF Planned General 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. Zoning Lots-Generally. In the CF zoning district,"zoning lots" [SR] shall
be subject to the provisions of Section 19.12.300,Zoning Lots Clarifications
and Exceptions.
2. Lot Area. In the CF zoning district,the minimum required"zoning lot area"
[SR] shall be 20,000 square feet.
3. Lot Width. In the CF zoning district, the minimum required "lot width"
[SR] for a zoning lot shall be 125 linear feet.
4. Setbacks - Generally. In the CF zoning district, "setbacks" [SR] shall be
subject to the provisions of Section 19.12.400, Setbacks Clarifications and
Exceptions.
5. Setbacks by Lot Line. In the CF zoning district, the minimum required
"building" [SR] setbacks and "vehicle use area setbacks" [SR] for a zoning
lot shall be as follows:
a. Building Setbacks.
1. Street Setback. The minimum required building setback
from a "street lot line" [SR] shall be calculated as follows:
Street setback (StS) in linear feet shall equal the area of a
zoning lot(ZLA) in square feet minus 20,000 square feet;the
difference times .000019428; the product plus 25 linear feet.
Minimum street setback can be expressed by the following
formula: StS = [(ZLA 20,000) x .000019428] + 25.
2. Interior Setback. The minimum required building setback
from an"interior lot line" [SR] shall be calculated as follows:
Interior setback (IS) in linear feet shall equal the area of a
zoning lot(ZLA)in square feet minus 20,000 square feet;the
difference times.000015542;the product plus five linear feet.
Minimum interior setback can be expressed by the following
formula: IS = [(ZLA 20,000) x .000015542] + 5.
3. Transition Setback. The minimum required building
setback from a"transition lot line" [SR] shall be calculated as
follows:
Transition setback(TS)in linear feet shall equal the area of a
zoning lot(ZLA)in square feet minus 20,000 square feet; the
difference times .000038856; the product plus 50 linear feet.
Minimum transition setback can be expressed by the
following formula: TS=[(ZLA 20,000)x.000038856]+50.
b. Vehicle Use Area Setbacks.
1. Street Setback. For zoning lots with a "vehicle use area"
[SR], the minimum required vehicle use area setback from a
street lot line shall be calculated as follows:
Vehicle use area street setback(VUAStS) in linear feet shall
equal the area of a zoning lot (ZLA) in square feet minus
20,000 square feet; the difference times .000013211; the
product plus eight linear feet. Minimum vehicle use area
setback can be expressed by the following formula: VUAStS
= [(ZLA 20,000) x .000013211] + 8.
2. Interior Setback. For zoning lots with a vehicle use area,the
minimum required vehicle use area setback from an interior
lot line shall be six linear feet.
6. Accessory Structures and Buildings. In this PCF zoning district,
"accessory structures and buildings" [SR] shall be subject to the provisions of
Section 19.12.500, Accessory Structures and Buildingl s.
7. Yards-Generally. In this PCF zoning district, a"street yard" [SR], a"side
yard" [SR], or a "rear yard" [SR] or a "transition landscape yard" [SR]
established by a required building setback or by the actual location of a
building shall be subject to the provisions of Section 19.12.600,Obstructions
in Yards.
8. Landscape Yards. In this PCF zoning district, landscape yards, other than
parking lot expansions which shall not be required for the adjacent PMFR
District, shall be as follows:
a. Transition Landscape Yards. A "transition landscape yard" [SR]
shall be provided adjoining the entire length of a transition lot line.
Transition landscape yards shall be subject to the provisions of
Section 19.12.700, Landscaping. The depth of the transition
landscape yard shall be a six foot setback from the adjacent PMFR
District.
b. Vehicle Use Area Landscape Yards. The yards established by
vehicle use area setbacks from a street lot line and from an interior lot
line shall be used as"vehicle use area landscape yards" [SR]with the
exception of access driveways as provided in Section 19.45.100,
Access Driveways to a Public Right of Way and Section 19.45.110,
Size of Driveways. Vehicle use area landscape yards shall maintain a
six foot setback from the adjacent PMFR District.
c. Interior Landscape Yards. "Interior landscape yards" [SR] shall be
installed on a zoning lot featuring a "vehicle use area" [SR], which
exceeds 5,000 square feet in area,subject to the provisions of Section
19.12.700, Landscaping.
9. Floor Area. In the CF zoning district, the maximum "floor area" [SR] for a
zoning lot shall be calculated as follows:
Floor area (FA) in square feet shall equal the area of a zoning lot (ZLA) in
square feet minus 20,000 square feet;the difference times.4985;the product
plus 12,000 square feet. Maximum floor area can be expressed by the
following formula: FA= [(ZLA 20,000) x .4985] + 12,000.
10. Building Coverage. In the CF zoning district, the maximum "building
coverage" (SR) for a zoning lot shall be calculated as follows:
Building coverage (BC) in square feet shall equal the area of a zoning lot
(ZLA) in square feet minus 20,000 square feet; the difference times .4016;
the product plus 6,000 square feet. Maximum building coverage can be
expressed by the following formula: BC=[(ZLA 20,000)x .4016] +6,000.
a. Substantial conformance to the Statement of Purpose and
Conformance, submitted by Charles P. Miller.
b. All future buildings, or building additions, shall require an
amendment to this PCF district.
c. Compliance with all other applicable codes and ordinances.
I► H. Off Street Parking. In this PCF Planned Community Facility 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, except as provided within this section.
Off Street Loading. In this PCF Planned Community Facility 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.
J. Signs. In this PCF Planned Community Facility District, signs shall be subject to the
provisions of 19.50, Signs, as maybe amended from time to time.
K. Planned Developments. In this PCF Planned Community Facility 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 from time to time. 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 PCF zoning
district and without necessitating that all other property owners authorize such an
application.
L. Conditional Uses. In this PCF Planned Community facility District,application for
conditional uses shall be subject to the provisions of Chapter 19.65, Conditional
Uses,as may be amended from time to time. A conditional use may be requested by
an individual property owner for a zoning lot without requiring an amendment to this
PCF zoning district and without necessitating that all other property owners authorize
such an application.
M. Variations. In this PCF Planned General Industrial District,application for variation
shall be subject to the provisions of Chapter 19.70, Variations, as may be amended
from time to time. A variation may be requested by an individual property owner for
a zoning lot without requiring an amendment to this PCF zoning district and without
necessitating that all other property owners authorize such an application.
N. Appeals. Any requirement, determination, or interpretation associated with the
administration and enforcement of the provisions of this ordinance maybe appealed
subject to the provisions of Chapter 19.75,Appeals, as maybe amended from time to
time.
O. Buildings — Required Improvements. In addition to building improvements
required by Title 16 of the Elgin Municipal Code, the following shall also be
required:
1. Substantial conformance to the Statement of Purpose and Conformance,
submitted by Charles P. Miller.
2. All future buildings,or building additions,shall require an amendment to this
PCF District.
3. Compliance with all other applicable codes and ordinances.
Section 4. That this ordinance shall be in full force and effect immediately after its passage
in the manner provided by law.
Ed Schock, Mayor
Presented: April 28, 2004
Passed: April 28, 2004
Omnibus Vote: Yeas: 6 Nays: 0
Recorded: April 29, 2004
Published:
Attest:
Dolonna Mecum, City Clerk
r
March 15, 2004
FINDINGS OF FACT
Planning and Development Commission City of Elgin, Illinois
SUBJECT
Consideration of Petition 16-04 Requesting a Map Amendment from CF Community Facility District to
PCF Planned Community Facility District and PMFR Planned Multiple Family Residence District,and
Preliminary Plat Approval; Property Located at 2250 Highland Avenue, by Charles P. Miller, as
Applicant, and Highland Fellowship Church, as Owner.
GENERAL INFORMATION
Requested Action: Map Amendment
Preliminary Plat Approval
Current Zoning: CF Community Facility District
Proposed Zoning: PCF Planned Community Facility District
PMFR Planned Multiple Family Residential District
Intended Uses: Church
Single Family Residences,Townhomes
Property Location: 2250 Highland Avenue
Applicant/Owner: Highland Fellowship Church
Charles P. Miller
Staff Coordinator: John Rothenberger, Building Official
LIST OF EXHIBITS
A. : Location Map (see attached)
B. Zoning Map (see attached)
C. Parcel Map (see attached)
D. Aerial Photo (see attached)
rik E. Site Photos (see attached)
F. Statement of Purpose and Conformance (see attached)
Exhibit A
Findings of Fact Planning and Development Commission
ea, Petition 16-04 March 15, 2004
G. Preliminary Development Plan (see attached)
H. Draft PCF and PMFR Zoning Ordinances (see attached)
I. Correspondence (see attached)
BACKGROUND
An application has been filed by Charles P.Miller,requesting a Map Amendment from CF Community
Facility District to PCF Planned Community Facility District and PMFR Planned Multiple Family
Residence District,and Preliminary Plat Approval to permit the construction of a residential subdivision
containing nine single family detached homes and seven townhome buildings containing 35 units.The
subject property is located at 2250 Highland Avenue(reference Exhibits A, B, C, D, and E).
The entire property contains approximately 20 acres of land with frontage on Highland Avenue on the
south and Trinity Terrace on the west.The applicant is proposing to subdivide approximately 8.96 acres
from the church property and develop a subdivision consisting of 9 detached single family residences
and 35 townhome units with a private street running from Highland Avenue to Trinity Terrace. The
single family detached homes will not have traditional, individual lots, but will share a common area
owned and maintained by the homeowners association. The remainder of the property,approximately
11.04 acres,will continue to be owned and used by the church.
The developer is proposing one single family detached home model,a 2,065 square foot ranch,and five
townhome models ranging from 1,385 to 2,378 square feet. Each home will contain two bedrooms with
either a den or third bedroom option.
The developer is requesting departures from the site design requirements of the CF Community Facility
and MFR Multiple Family Residence Districts.
GENERAL FINDINGS
After due notice,as required by law,the Planning and Development Commission held a public hearing
in consideration of Petition 16-04 on March 15,2004.The applicant testified at the public hearing and
presented documentary evidence in support of the application. Objectors spoke at the public hearing.
The Community Development Group submitted an Annexation and Zoning Review, dated March
15,2004.
The Planning and Development Commission has made the following general findings:
A. Site Characteristics Standard. The suitability of the subject property for the proposed planned
development, with respect to its size, shape and any existing improvements.
Findings:The subject property is suitable for the proposed planned development with respect to
2
Findings of Fact Planning and Development Commission
i.. Petition 16-04 March 15, 2004
the site characteristics standard.
The subject property will consist of a regularly shaped parcel,containing 480,902 square feet of
land, and an"L" shaped parcel, for the residences, containing approximately 320,298 square
feet.The property has street frontage on two streets,Highland Avenue on the south and Trinity
Terrace on the west. The entire property is currently improved with a church, school,
multipurpose facility,parking lot,accessory building,and playground. Topography on the site
ranges from a high point of 821 feet at the southwest corner of the property, and a low of 813
feet at two points at the southeastern portion of the site, for a maximum relief of 8 feet. The
areas at the northern portion of the site range from 818 feet,northwest,to 815 feet. There is a
stand of mature trees located at the southeast portion of the property.
B. Sewer and Water Standard. The suitability of the subject property for the proposed planned
development with respect to the availability of adequate water, sanitary treatment and
stormwater control facilities.
Findings:The subject property is suitable for the proposed planned development 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 proposed planned
development 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 proposed planned development with respect to
the traffic and parking standard.
The subject property is located at the intersection of Highland Avenue and Trinity Terrace.
Highland Avenue is an arterial street serving the central west side, while Trinity Terrace is a
local street serving a portion of Valley Creek.
Access to the property will be provided by a private street exiting on Highland Avenue and
Trinity Terrace. 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 proposed planned
development 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 proposed planned development with respect to
the zoning history standard.
3
•
Findings of Fact Planning and Development Commission
tow Petition 16-04 March 15, 2004
The subject property has been zoned as follows for the years listed:
1927 Out
1950 Out
1960 Out
1962 R4 General Residence District
1992 CF Community Facility District
Present CF Community Facility District
E. Surrounding Land Use and Zoning Standard.The suitability of the subject property for the
proposed planned development with respect to consistency and compatibility with surrounding
land use and zoning.
Findings: The subject property is suitable for the proposed planned development with respect
to the surrounding land use and zoning standard.
The property to the north is unincorporated and is developed with single family homes and a
church.
The subject property is adjacent to an MFR Multiple Family Residence District developed with
apartment buildings to the west, RC1 Residence Conservation District developed with single
family detached homes to the north and east,and unincorporated county farmland to the south.
F. Trend of Development Standard. The suitability of the subject property for the proposed
planned development with respect to its consistency with an existing pattern of development or
an identifiable trend of development in the area.
Findings:The subject property is suitable for the proposed planned development with respect to
the trend of development standard.
The subject property is located in an area bounded bysingle family homes to the north and east,
multiple family homes to the west, and vacant county property to the south. Additionally, the
property to the south has a similar residential project proposal currently under review by the City
of Elgin.
G. Zoning Districts Standard. The suitability of the subject property for the proposed planned
development with respect to conformance to the provisions for the purpose and intent,and the
location and size of a zoning district.
The purpose and intent of the PCF Planned Community Facility District is to provide a planned
environment for various types of community facilities, subject to the provisions of Chapter
19.60, Planned Developments. In general, community facilities provide governmental,
recreational,educational,health,social,religious,and transportation services to the community
on a for-profit or on a not-for-profit basis.
4
Findings of Fact Planning and Development Commission
Petition 16-04 March 15,2004
Planned residential districts should be located in substantial conformance to the official
comprehensive plan. The amount of land necessary to constitute a separate planned residential
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 requested minimum size of a
planned residential district shall be granted by City Council.
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 PCF
Planned Community Facility District and a PMFR Planned Community Facility 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 conversion of a portion of the property into a residential subdivision
while retaining a large part of the openness with the extensive common areas. The homes are
arranged in a manner w which minimizes the effect on the existing residential subdivisions to
the north and east.
H. Comprehensive Plan Standard. The suitability of the subject property for the proposed
planned development with respect to conformance to the goals,objectives,and policies of the
official comprehensive plan.
Findings: The subject property may be suitable for the proposed planned development 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.
5
Findings of Fact Planning and Development Commission
ea. Petition 16-04 March 15, 2004
I. Natural Preservation Standard. The suitability of the subject property for the proposed
planned development with respect to the preservation of all significant natural features including
topography, watercourses,wetlands, and vegetation.
Findings: The subject property may be suitable for the proposed planned development with
regard to the natural preservation standard.
There are no significant natural features,other than open space,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 proposed planned development with regard to
the internal land use standard.
No evidence has been submitted or found that the proposed planned development will be
located, designed, and operated in a manner that will exercise undue detrimental influence on
itself or surrounding property.
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 districts are the CF Community Facility District and the MFR Multiple Family Residential
District. The applicant is requesting the following departures from the standard requirements of those
districts:
A. Section 19.12.300E, Principal Buildings Per Zoning Lot. In the MFR Multiple Family
Residential District, one principal building per zoning lot is allowed. The proposed planned
development contemplates a total of 16 principal buildings on the zoning lot.
B. Section 19.25.135E.1.e,Transition Setback.In the MFR Multiple Family Residential District,
the minimum required setback for a building from a transition lot line shall be 68 feet. The
applicant is proposing a 40 foot setback(a 41%departure)
C. 19.25.735E.1.b,Side Setback.In the MFR Multiple Family Residential District,the minimum
required building side yard setback is 10 feet,the applicant is proposing a six foot side setback
(a 40%departure).
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Findings of Fact Planning and Development Commission
4••■ Petition 16-04 March 15,2004
D. Section 19.25.735.E(3), Setbacks from A Local Street. In the MFR Multiple Family
Residential District,the minimum required building setback from a local street shall be thirty
feet. The applicant is proposing a 24 foot building setback from a private street (a 20%
departure).
E. Section 19.30.135E.1.c, Transition Setbacks. In the CF Community Facility District, the
minimum setback for a transition setback is 65 feet. The applicant is proposing a six foot
transition setback(a 91%departure).
F. Section 19.30.13511.1,Transition Landscape Yards. In the CF Community Facility District,
landscape transition yards shall be one-half the required transition setback. The transition
landscape setback requirement for this property is 32.5 feet. The applicant is proposing a six
foot transition landscape yard(an 82%departure).
G. Section 18.24.020G,Required Street Width. The required minimum street width is 26 feet in
4 all residential zoning districts. The applicant is proposing a private street with a 24 foot width
(an 8% departure).
SUMMARY OF FINDINGS, UNRESOLVED ISSUES, AND ALTERNATIVES
lu
The Planning and Development Commission has developed or identified the following findings,
unresolved issues,and alternatives:
A. Summary of Findings.
1. Positive Attributes. The developer has submitted a proposal to develop a portion of the
church property into an upscale residential subdivision.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
2. 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 a large portion of the existing open space.The homes are arranged in a
manner which minimizes the effect on the existing adjacent subdivision.
B. Summary of Unresolved Issues.
There are no unresolved issues.
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Findings of Fact Planning and Development Commission
01.' Petition 16-04 March 15, 2004
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 the approval of Petition 16-04. 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 Madison Homes Subdivision Preliminary Site Plan and
Landscape Plan prepared by JAS Associates, Inc., dated February 20, 2004.
2. Substantial conformance to the Plat of Survey, prepared by Alan Coulson, dated October 24,
2003.
3. Substantial conformance to the Madison Homes Floor Plans and Exterior Building Elevations,
dated December 11, 2003.
4. Satisfactory resolution of all Engineering Division and Water Department concerns.
5. 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.
6. Conformance to all other applicable codes and ordinances.
Respectfully Submitted,
At 1 �� i
.. l.VI
George Wos f,Chairm.
Planning and Development Commission
J Rothenberger, Secretary
Planning and Development Commission
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