G62-07 Ordinance No. G62-07
AN ORDINANCE
AMENDING PMFR PLANNED MULTIPLE FAMILY RESIDENCE DISTRICT
ORDINANCE NO. G31-03 FOR CERTAIN TERRITORY
(Providence Subdivision Unit 3D—3201 Water Road)
WHEREAS, the territory herein described has been annexed to the City of Elgin and
classified in the PMFR Planned Multiple Family Residence District; and
WHEREAS, written application has been made to amend PMFR Planned Multiple Family
Residence District Ordinance G31-03 to modify the development plan and to allow construction of a
new attached single family housing product for certain territory, being Unit 3D of Providence
Subdivision; and
WHEREAS,after due notice in the manner provided by law the Planning and Development
Commission conducted public hearings concerning said application and has submitted its written
findings and recommendations; and
WHEREAS, the City Council of the City of Elgin, Illinois, has reviewed the findings and
recommendations of the Planning and Development Commission.
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 February 19, 2007,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 a development plan for certain territory in the PMFR Planned Multiple
Family Residence District, being Unit 3D of Providence Subdivision, which will permit the
construction of attached single family housing at 3201 Water Road,and legally described as follows:
That part of the Southeast Quarter of Section 19, Township 41 North, Range 8 East
of the Third Principal Meridian described as follows: Beginning at the Northwest
Corner of Providence—Unit 3A per Document 2005K069830 (the following three
courses are along the boundary line of said Providence—Unit 3A); Thence South 00
Degrees 07 Minutes 40 Seconds East, 225.00 feet; Thence North 89 Degrees, 54
Minutes, 09 Seconds East, 130.00 feet; Thence South 00 Degrees, 07 Minutes, 40
Seconds East331.42 feet; Thence South 89 Degrees, 52 Minutes, 20 Seconds West
along said boundary line of Providence — Unit 3A and Providence — Unit 3B per
Document 2005K069831 a distance of 857.13 feet to the Southeast Corner of
Providence—Unit 3C per Document No. 2005K069832; Thence North 00 Degrees,
/► 05 Minutes, 09 Seconds West along the Easterly boundary line of said Providence—
C Unit 3C, 587.87 feet to the Southerly boundary line of Copper Springs per Document
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eb- 2004K147283; Thence North 89 Degrees, 54 Minutes, 09 Seconds East along said
Southerly Line and the Southerly Boundary Line of Providence — Unit 2A per
Document 2005K128249 a distance of,726.70 feet to the Point of Beginning,in the
City of Elgin, Kane County, Illinois (property commonly known as 3201 Water
Road)
Be and is hereby granted subject to the following conditions:
1. Substantial conformance to the planned development plan for Providence—Unit 3D,
prepared by Hitchcock Design Group, dated November, 2006; and the building elevation
drawings submitted by Town& Country Homes.
2. Conformance with all applicable codes and ordinances.
Section 3. That except as amended herein,the use and development of the Subject Property
shall be controlled pursuant to the provisions of Ordinance No. G31-03.
Section 4. That this ordinance shall be full force and effect immediately after its passage in
the manner provided by law.
d Schock, Mayor
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Presented: November 14, 2007
Passed: November 14, 2007
Omnibus Vote: Yeas: 7 Nays: 0
Recorded: November 15, 2007
Published:
Attest:
Diane Robertson, City\Clerk
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February 19, 2007
FINDINGS OF FACT
Planning and Development Commission City of Elgin, Illinois
SUBJECT
Consideration of Petition 05-07 Requesting a First Amendment to an Annexation Agreement,and an
Amendment to PMFR Planned Multiple Family Residence District Ordinance No.G31-03 to Amend
the Planned Development Plan for Phase 3D of Providence Subdivision; Property Located at 3201
Water Road; by Town and Country Homes, as Applicant and Owner.
GENERAL INFORMATION
Consideration of Petition 05-07 Requesting a First Amendment to an Annexation Agreement,and an
Amendment to PMFR Planned Multiple Family Residence District Ordinance No.G31-03 to Amend
the Planned Development Plan for Phase 3D of Providence Subdivision; Property Located at 3201
Water Road; by Town and Country Homes, as Applicant and Owner.
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LIST OF EXHIBITS
A. Location Map (see attached)
B. Zoning Map (see attached)
C. Parcel Map (see attached)
D. Aerial Photo (see attached)
E. Environmental Map (see attached)
F. Site Photos (see attached)
G. Petitioner's Statement and Development Plan (see attached)
H. Standards for Planned Developments (see attached)
EXHIBIT A
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•Findings of Fact Planning and Development Commission
Petition 05-07 February 19, 2007
BACKGROUND
An application has been filed by Town and Country Homes requesting a first amendment to an
annexation agreement, and an amendment to the planned development ordinance and preliminary
plan regulating Phase 3D of Providence Subdivision. The common address for Providence
Subdivision is 3201 Water Road (reference Exhibits A, B, C, D, E and F).
Phase 3D of Providence Subdivision encompasses approximately 10.65 acres of land. This final
phase of Providence Subdivision was originally approved with 86 townhome units with rear garage
access, contained within 20 buildings. The applicant proposes to amend the development plan to
introduce a new building design featuring garage access on the front elevation of the townhome
units. The proposed plan features 84 townhome units contained within 19 buildings (reference
Exhibits G and H).
GENERAL FINDINGS
After due notice, as required by law, the Planning and Development Commission held a public
hearing in consideration of Petition 05-07on February 19,2007. The applicant testified at the public
hearing and presented documentary evidence in support of the application. The Community
Development Group submitted an Annexation, Zoning and Subdivision Review, dated February,
2007.
The Planning and Development Commission has made the following general findings:
A. Site Characteristics Standard. The suitability of the subject property for the proposed
zoning and subdivision, with respect to its size, shape and any existing improvements.
Findings: The subject property is suitable for the proposed zoning and subdivision with
respect to the site characteristics standard. The subject property is a regularly shaped parcel
containing approximately 10.65 acres of land. The property is relatively flat and is bounded
on three sides by streets—Friendship Street, Rockland Avenue, and South Street.
B. Sewer and Water Standard.The suitability of the subject property for the proposed zoning
and subdivision with respect to the availability of adequate water, sanitary treatment and
stormwater control facilities.
Findings: The subject property is suitable for the proposed zoning and subdivision with
respect to the sewer and water standard. This final phase of Providence Subdivision will tie
into the sanitary sewer and water systems which serve the surrounding neighborhood areas.
A storm sewer system and storm water management basins have been constructed in the
subdivision to manage the volume and quality of storm water leaving this phase of the
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• Findings of Fact Planning and Development Commission
Petition 05-07 February 19, 2007
development.
C. Traffic and Parking Standard. The suitability of the subject property for the proposed
zoning and subdivision 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 zoning and subdivision with
respect to the traffic and parking standard. The subject property has frontage along three
streets — Friendship Street, Rockland Avenue and South Street. When completed, South
Street will function as a major collector street connecting between Randall Road on the east
and Nesler Road on the west. One point of access is proposed to South Street,and is located
opposite a local street serving the neighboring Copper Springs Subdivision. This new point
of access will allow residents and visitors to enter and exit the proposed townhome
neighborhood without traveling on the local streets serving the surrounding single family
neighborhoods in Providence Subdivision.
Friendship Drive and Rockland Avenue function as neighborhood streets in Providence
Subdivision. One point of vehicular access is provided to Rockland Avenue. Pedestrian and
bicycle access is provided via the sidewalk system in Providence Subdivision, and a bike
path running parallel to South Street.
The internal street system will be privately owned and maintained. The 24 foot wide streets
will accommodate two-way vehicular travel, and are designed to allow fire apparatus to
move through the townhome neighborhood.
Each proposed townhome unit has four parking spaces. Two garage spaces and two
driveway spaces. Sixteen additional visitor parking are provided within the townhome
neighborhood along the private street network.
D. Zoning History Standard. The suitability of the subject property for the proposed zoning
and subdivision 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 zoning and subdivision with
respect to the zoning history standard. The subject property was annexed and zoned PMFR
Planned Multiple Family Residence District in 2003 as a part of Providence Subdivision.
E. Surrounding Land Use and Zoning Standard. The suitability of the subject property for
the proposed zoning and subdivision with respect to consistency and compatibility with
surrounding land use and zoning.
Findings: The subject property is suitable for the proposed zoning and subdivision with
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• 'Findings of Fact Planning and Development Commission
Petition 05-07 February 19, 2007
respect to the surrounding land use and zoning standard. The area located to the north of the
subject property in Copper Springs Subdivision is zoned PTFR Planned Two Family
Residence District. The area is developed with two family(duplex) residences.
The surrounding single family neighborhoods in Providence Subdivision, located to the
south, east and west of the subject property are zoned PSFR2 Planned Single Family
Residence District. These areas are developed with single family detached homes.
The area located to the southeast of the subject property is zoned PCF Planned Community
Facility District. This area is developed with a neighborhood park (Heritage Park).
F. Trend of Development Standard. The suitability of the subject property for the proposed
zoning and subdivision 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 zoning and subdivision with
respect to the trend of development standard. The subject property is located within
Providence Subdivision. Providence Subdivision is a master planned residential community.
G. Zoning Districts Standard. The suitability of the subject property for the proposed zoning
and subdivision with respect to conformance to the provisions for the purpose and intent,and
the location and size of a zoning district.
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 the zoning ordinance.
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.
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.
Findings: The subject property is suitable for the proposed zoning and subdivision with
respect to the zoning districts standard. The subject property is zoned PMFR Planned
Multiple Family Residence District. The applicant is proposing to revise the land plan and to
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'Findings of Fact Planning and Development Commission
Petition 05-07 February 19, 2007
introduce a different townhouse product into this final phase of Providence Subdivision.
H. Comprehensive Plan Standard. The suitability of the subject property for the proposed
zoning and subdivision with respect to conformance to the goals,objectives, and policies of
the official comprehensive plan.
Findings: The subject property is suitable for the proposed zoning and subdivision with
respect to the comprehensive plan standard. The subject property is designated as "Low
Density Residential" (2.1 dwelling units to 4 dwelling units per net acre) on the Land Use
exhibit in the Elgin Comprehensive Plan and Design Guidelines. Providence Subdivision,as
a whole, has a residential density of 3.74 dwelling units per net acre.
The proposed new townhome product has a front-load garage orientation. This is a departure
from the garage orientation policy found in the Comprehensive Plan,which recommends that
garage entrances be located to the side or rear on townhome buildings. The proposed garage
orientation is mitigated by fronting the majority of the townhome units on to motor courts.
With the exception of garage orientation, the revised land plan and new townhome product
meet or exceed the general design guidelines found in the Comprehensive Plan. Connectivity
to the street network is improved,and a high level of quality in the design and construction in
this final phase of Providence Subdivision is maintained.
Natural Preservation Standard. The suitability of the subject property for the proposed
zoning and subdivision with respect to the preservation of all significant natural features
including topography, watercourses, wetlands, and vegetation.
Findings: The subject property is suitable for the proposed zoning and subdivision with
respect to the natural preservation standard. There are no significant natural features on the
subject property.
J. Internal Land Use Standard.The suitability of the subject property for the intended zoning
and subdivision 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 zoning and subdivision with
respect to the internal land use standard. The site layout, screening, and landscaping of the
proposed townhome buildings and vehicle use areas are intended to mitigate the impact of
the multiple family land use on the neighboring single family homes. The terms and
conditions of the proposed first amendment to the annexation agreement and the proposed
amendment to the PMFR District ordinance controlling the use and development of the
subject property are intended to prevent undue and detrimental influence on the proposed
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• 'Findings of Fact Planning and Development Commission
Petition 05-07 February 19, 2007
internal land uses and on surrounding properties.
PLANNED DEVELOPMENT DEPARTURES AND EXCEPTIONS
A planned development may be granted certain departures from the normal standards,regulations,
requirements,and procedures of the Elgin Zoning and Subdivision Ordinances. The subject property
is zoned PMFR Planned Multiple Family Residence District. The applicant is requesting certain
departures from the normal standards, regulations, and requirements of the zoning ordinance with
this proposed amendment to PMFR District Ordinance No.G31-03. For the purposes of this section,
the most similar zoning district is the MFR Multiple Family Residence District. These requested
departures are the same or similar to those previously approved with the original development plan
for the townhome neighborhood. The applicant is specifically requesting the following proposed
departures from the zoning and subdivision ordinances:
1. Section 18.24-Subdivision Design Standards. The internal street network is proposed to be
privately owned and maintained. The proposed private streets depart from the right of way(60
ft.) and street width (30 ft.) requirements for local, public streets. The private streets are
proposed to be 24 feet in width.
e". 2. Section 19.12.300 (E) - Principal Buildings per Zoning Lot. No more than one principal
building is allowed on a zoning lot within a residence district. In this proposed PMFR District,
there are 18 principal buildings located on the zoning lot.
3. Section 19.25.735(B)-Minimum Lot Area in the MFR District. In the MFR zoning district,
a minimum of 5,000 square feet of net residential land area is required for each dwelling unit.
The developer is proposing a minimum net residential land area of 4,900 square feet per dwelling
unit for the townhome neighborhood.
4. Compehensive Plan-Garage Orientation. The proposed new townhome product has a front-
load garage orientation. This is a departure from the garage orientation policy found in the
Comprehensive Plan,which recommends that garage entrances be located to the side or rear on
townhome buildings.
SUMMARY OF UNRESOLVED ISSUES AND ALTERNATIVES
The Planning and Development Commission has developed or identified the following findings,
unresolved issues, and alternatives:
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'Findings of Fact Planning and Development Commission
Petition 05-07 February 19, 2007
A. Summary of Findings
1. Positive Attributes. The new two-story townhome product offers certain lifestyle
advantages for a segment of the townhome market that may not be served with the
rear-load garage, three-story townhome product now offered in Providence
Subdivision. Some homebuyers (particularly empty nesters) desire direct access to
outdoor patio and lawn areas, fewer interior stairs to climb in a two-story product,
and the opportunity to purchase a unit with the primary living spaces (living room,
dining room, kitchen, master bedroom, and bathroom) all on the first floor.
2. Comprehensive Plan. With the exception of garage orientation,the revised land plan
and new townhome product meet or exceed the general design guidelines found in
the Comprehensive Plan. Connectivity to the street network is improved,and a high
level of quality in the design and construction in this final phase of Providence
Subdivision is maintained.
B. Unresolved Issues
There are no unresolved issues concerning the proposed development of the subject property.
C. Summary of Alternatives.
There are no substantive alternatives to the proposal other than an approval, denial, or
approval with conditions.
RECOMMENDATION
The Planning and Development Commission hereby recommends the approval of Petition 05-07. On
a motion to recommend approval, subject to the following conditions, the vote was six (6) yes and
zero (0)no:
1. Substantial conformance to the planned development plan for Providence—Phase 3D,prepared
by Hitchcock Design Group, dated November, 2006; and the building elevation drawings
submitted by Town& Country Homes.
2. Revisions to the first amendment to annexation agreement, as required by the Corporation
Counsel and the Community Development Group.
3. Conformance with all applicable codes and ordinances.
euk Therefore, the motion to recommend approval of Petition 05-07 was adopted.
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Findings of Fact Planning and Development Commission
Petition 05-07 February 19, 2007
Respectfully Submitted,
s/Robert W. Siljestrom
Robert W. Siljestrom, Chair Pro Tem
Planning and Development Commission
s/ Tom Armstrong
Tom Armstrong, Secretary
Planning and Development Commission
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