G12-14 Ordinance No. G12-14
AN ORDINANCE
AMENDING PSFR2 PLANNED SINGLE FAMILY RESIDENCE DISTRICT
ORDINANCE NO. G12-07
(Copper Springs Subdivision— 3400 and 3401 Water Road)
WHEREAS, the territory herein described has previously been annexed to the City of
Elgin and originally classified in the PSFR2 Planned Single Family Residence District pursuant
to Ordinance No. G37-04; and
WHEREAS, Ordinance No. G37-04 was amended in its entirety pursuant to Ordinance
No. G12-07; and
WHEREAS, Ordinance No. G12-07 was amended in part pursuant to Ordinance No. 04-
14 entitled An Ordinance Amending PSFR2 Planned Single Family Residence District
Ordinance No. G12-07 (Copper Springs Subdivision — 3400 and 3401 Water Road), dated
January 22, 2014, to provide for new single-family models constructed with side-entry garages
on certain lots requiring a reduction in the side yard and street yard setbacks; and
WHEREAS, written application has been made to further amend PSFR2 Planned Single
Family Residence District Ordinance No. G12-07 to permit additional single-family models
constructed with front-entry forward-oriented garages on certain lots within Copper Springs
Subdivision; and
WHEREAS, the City Council of the City of Elgin, Illinois, adopted a Comprehensive
Plan and Design Guidelines on February 9, 2005 through ordinance GI8-05; and
WHEREAS, the adopted comprehensive plan includes design guidelines that provide
that new single family homes in planned residential development should be constructed with
street-facing garages that are designed and oriented to be recessed behind the main residential
facade; and
WHEREAS, the new single-family models will be constructed with street-facing garages
that will be designed and oriented to be in front of the main residential facade which would be a
departure from the design guidelines of the comprehensive plan; and
WHEREAS, after due notice in the manner provided by law the Planning & Zoning
Commission conducted public hearings concerning said applications 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 & Zoning 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 3, 2014, made by the Planning & Zoning Commission, a copy of which is
attached hereto and made a part hereof by reference as Exhibit A.
Section 2. That Ordinance No. G12-07 entitled "An Ordinance Amending Ordinance
G37-04 Classifying Newly Annexed Territory in the PSFR2 Planned Single Family Residence
District (Copper Springs Subdivision - 3400 and 3401 Water Road)," passed February 14, 2007,
as amended, be and is hereby further amended only as set forth in this ordinance by amending
Section G.13, Subparagraph "h" entitled `'Supplementary Regulations" in its entirety to read as
follows:
"h. Additional building elevations for residential structures to be structures to
be constructed on the Subject Property may be authorized and approved by the city's
Community Development Manager so long as any such additional building elevations are
otherwise in compliance with the terms and provisions of this ordinance, the private
covenants for the Subject Property, the annexation agreement for the Subject Property
and the architectural and design guidelines in the city's Far West Area Plan, as amended,
including, but not limited to, except as specifically provided in this section below, the
design guidelines provided for garages as set forth in Ordinance G6-01.
The street-facing garages on the home constructed on Lot 24 shall be allowed to extend
in front of the main residential facade for a distance no greater than four (4) feet.
And subject to the following conditions:
1. Substantial conformance to the elevation exhibit stamped "Submittal
Received on January 27, 2014" for the models entitled "Baldwin, Greenfield, Hilltop.
Riverton and Westchester" prepared by Pulte Homes, dated received on January 27,
2014.
2. Substantial conformance to the floor plans for the models entitled
'Baldwin, Greenfield, Hilltop, Riverton and Westchester" prepared by Pulte Central
Zone dated April 8, 2013, and last revised August 9, 2013.
3. The model containing a front-entry forward oriented garage shall be
restricted to Lot 24 located at the corner of Weymouth Ave and Silverspring Drive within
Copper Springs Subdivision.
4. Compliance 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. G12-07, as amended. In
the event of any conflict between this ordinance, which expressly includes those documents
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detailed within Section 2 and the allowances and departures described and provided thereon,
Ordinance No. G4-14 and Ordinance No. G12-07, this ordinance and associated documents shall
control and prevail.
Section 4. That this ordinance shall be full force and effect immediately after its passage
and publication in the manner provided by law.
David J. K.cain ayor
Presented: February 26, 2014
Passed: February 26, 2014
Omnibus Vote: Yeas: 8 Nays: 0
Recorded: February 26, 2014
Published: February 27, 2014
Attest:
etab btl,6C b6a6d
Kimberly Dewis, City 1 erk
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February 3, 2014
PLANNING & ZONING COMMISSION
RECOMMENDATION AND FINDINGS OF FACT
Comm unit∎ DeNelopment Department ('itV of Elgin. IL
OVERVIEW
This report provides the findings and recommendations of Planning & Zoning Commission for
petitions 39-13 and 40-13, as the nature of the request is similar for both petitions.
On December 2, 2013, the Elgin Planning & Zoning Commission tabled a portion of a request by
Pulte Group pertaining to Shadow Hill and Copper Springs Subdivisions to allow the developer to
revise their home designs with front-entry forward-oriented garages with architectural adjustments
to meet guidance that would allow homes with such garages to be constructed and blend in with the
existing architecture of the subdivision.
The lots that are subject to the revised home designs with front-entry forward-oriented garages are:
• The remaining 19 vacant lots within Shadow Hill Subdivision (Lots 55-56, 58, 60, 67-70,
80-82, 87-93 and 95) referred to as the "infill lots which are adjacent to or back up to a built
lot"and located east and north of Range Road
• Lot 24 of Copper Springs Subdivision located at the corner of Weymouth Ave and
Silverspring Drive
GENERAL INFORMATION
Requested Action: Amendment to Ordinances No. G11-07 and G12-07
Current Zoning: PSFR2 Planned Single Family Residence District
Existing Use: Residential (Developed with Single Family Homes)
Property Locations: Nineteen (19) Lots within Shadow Hill Subdivision Unit 4
One (1)Lot within Copper Springs Subdivision
Applicant and Owner: Pulte Group
Staff Coordinator: Sarosh Saher, AICP, Senior Planner
LIST OF EXHIBITS
A. Location Map
E. Revised Elevations for Front-Entry Forward-Oriented Garages
Exhibit A
Recommendations and Findings of Fact Planning & Zoning Commission
Petitions 39-13 and 40-13 February 3, 2014
F. Draft Ordinances
BACKGROUND
Pulte Group has acquired the remaining 56 vacant lots within Shadow Hill Unit 4 and the two
remaining vacant lots within Copper Springs and proposes to develop them with single-family
homes.
The original request by Pulte Group was for approval to construct new model homes with side-entry
garages on all lots. However, at the hearing of the Planning & Zoning Commission on December 2,
2013, it was recommended that homes with side entry garages be restricted to the 37 lots west and
south of Range Road within Shadow Hill and Lot 133 within Copper Springs. Pulte was requested
to return to the February 3, 2014 meeting of the Planning & Zoning Commission with models
containing a front-entry and forward-oriented garages (garages that project in front of the primary
street-facing elevation of the house), designed in a manner that satisfies design guidance that
essentially requires the developer to incorporate additional architectural features on the front
elevation of a house to further mitigate the impact of a garage-forward design.
Approval of the models with side-entry garages on the 37 lots west and south of Range Road and
Lot 133 that is on the corner of Atwell and Moonlight and backs up to Gansett Parkway was granted
by the City Council on January 22, 2014.
FINDINGS
The developer is requesting approval to construct models on the remaining 19 lot within Shadow
Hill and one lot within Copper Springs designed with front-entry and forward-oriented garages that
will blend in with the existing built homes on these blocks. The elevations are revised with
additional architectural adjustments to meet guidance that would allow homes with such garages to
be constructed.
The guidance to allow for forward-oriented garages was prepared by staff of the Community
Development Department in March of 2011 (and later revised in June 2011) at the request of a
number of developers of subdivisions on the west side to consider modifying the requirements of
the city's adopted comprehensive plan pertaining to the orientation of garages with respect to the
front elevation. The developers cited a number of reasons, including the need to provide greater
variety in floor plans, to offer a maintenance-free exterior, and/or to construct detached single-
family residences at a more affordable price.
With respect to garage forward orientation, the 2011 guidance prepared by the Community
Development Department was as follows:
A. A maximum of 30% of detached single-family residences with street-facing garages located
within a development or any phase thereof may have garages 6 feet closer to a street than the
main residential façade,provided the residence includes the following garage modifications:
2
Recommendations and Findings of Fact Planning & Zoning Commission
Petitions 39-13 and 40-13 February 3, 2014
B. Garage modifications
a. A 6-foot deep front porch or an appropriately designed portico (portico only allowed
when appropriate with the architectural style of the residence);
b. Windows within the garage doors;
c. Individual garage doors accessing each parking bay; and
d. Two or more of the following features designed to complement the architectural style of
the residence:
1. Gable end of the garage roof line facing the street including decorative brackets.
2. Overhang or eave line projecting at least 30" from the wall over the garage door(s).
3. Proportionally designed dormers and windows above the garage.
4. Columns, curved tops, corner and frieze boards, balusters, trellis or other exterior
trim details around the garage.
C. Additional Consideration for Any Street-facing Garage: Where a garage consists of three or
more side-by-side bays, the door(s) associated with the bay(s) furthest from the residence
shall be recessed at least one foot back from the door(s) associated with the first two bays.
In response to this guidance, the developer has proposed revisions to five models that are proposed
to be offered on the remaining vacant lots that are adjacent to or back up to built lots within the
subdivision. In certain instances for models that do not meet every recommendation provided within
the 2011 guidance, the developer has proposed additional architectural features that allow the
elevations to meet the spirit of the recommendations provided within the guidance.
The five models proposed by the developer to be constructed with a front-entry forward-oriented
garage are revised to include the following architectural characteristics and features. (It should be
noted that these models were also approved with side-entry garages on the 37 vacant lots west and
south of Range Road within Shadow Hill and Lot 133 that backs up to Gansett Parkway within
Copper Springs).
A. Percentage of lots designed with front-entry forward-oriented garages:
a. Shadow Hill Subdivision is approved with a total of 486 dwelling units comprising of
387 detached single-family homes and 99 attached townhomes. The 19 lots proposed to
be constructed with garage-forward models comprise of 4.9% of the total number of
single family homes within the subdivision.
b. Copper Springs Subdivision is approved with a total of 328 dwelling units comprising of
208 detached single-family homes and 120 attached townhomes. The only lot proposed
to be constructed with a garage-forward model comprises of 0.8% of the total number of
single family homes within the subdivision.
It should be additionally noted that even though the 2011 guidance allows for garages to be
located 6 feet closer to a street than the main residential façade, the developer is proposing
garages to be located no more 4 feet closer with three of the five models designed with
garages no more than 2 feet closer to a street than the main residential façade thereby further
mitigating the impact of the garage on the streetscape.
3
Recommendations and Findings of Fact Planning& Zoning Commission
Petitions 39-13 and 40-13 February 3, 2014
B. Revisions in response to the 2011 guidance:
a. Three of the five models propose a minimum 6-foot front porch, with the remaining
models containing a 4-foot deep porch. The three models are also designed with their
porches extending in front of the garage. In lieu of a 4-foot deep porch on the remaining
two elevations, the developer has proposed a number of additional architectural features
that are described below.
b. All garages will include garage doors containing one row of windows.
c. Each garage will be accessible through one garage door designed with two carriage
panels to give the impression of two doors.
d. Additional architectural features proposed by the 2011 guidance (a minimum of two are
recommended, but three are proposed by the developer)
1. The gable of all models will contain decorative brackets on at least two elevations of
each model.
2. All models will contain proportionally designed windows within the gable. The
orientation of the gable facing the street does not warrant the inclusion of a dormer.
3. All models will be designed with features including curve-tops above garage doors,
corner and frieze boards where horizontal siding is proposed, and a variety of
materials to add interest to the garage elevation.
C. The developer is only proposing two-car garages for the remaining vacant lots. However,the
following additional architectural features and adjustments to the elevations are also being
proposed to further mitigate the impact of the forward-oriented garages: •
a. A coach light on each side of the garage door
b. Decorative columns designed with a round or tapered-square profile, or as masonry piers
c. Masonry bases supporting all round or tapered-square columns
d. Arched gable where certain porticoes are proposed at the front entry
e. A keystone element in the curve-top lintel above the garage doors
f. 4-inch trim boards around windows on side and rear elevations
The following two architectural features are proposed to further allow the models to blend in
with existing architecture within the subdivision that contain these features:
g. A 6-inch box rake at the gable end of roofs
h. One side-light adjacent to the front door on four of the five proposed models
The revisions proposed by Pulte were presented to the surrounding property owners within Shadow
Hill and Copper Springs Subdivision at a community meeting organized by the Community
Development Department on January 29, 2014. No objections to the proposed revised elevations
were received by the developer from the neighbors that attended.
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 Ordinance and Subdivision Ordinance.
4
Recommendations and Findings of Fact Planning & Zoning Commission
Petitions 39-13 and 40-13 February 3, 2014
The following departures are requested from the provisions contained within the adopted 2005
Comprehensive Plan and Design Guidelines that is referenced within the Elgin Zoning Ordinance
with respect to the orientation of garages:
The adopted comprehensive plan requires the following for street facing garages:
• Street-facing garages should be recessed a minimum 10 feet behind the main residential
facade. However, residences with street-facing garages recessed less than 10 feet, but not
less than 2 feet behind the main residential facade, should be allowed if the residence
includes a front porch or portico; or if the garage includes one or more of the following
features designed to complement the architectural style of the residence:
o Individual garage doors accessing each parking bay.
o Gable end of the garage roof line facing the street.
o A roof peak centered over a double wide garage door.
o Proportionately designed dormers.
The developer is requesting a departure from the requirements of the adopted 2005 comprehensive
plan with respect to this section to allow street facing garages that will be located no more than 4
feet in front of the residential façade.
ALTERNATIVES
There are no alternatives at this time.
RECOMMENDATION
With respect to Petition 39-13 within Shadow Hill Subdivision,the Planning&Zoning Commission
recommends approval to allow Pulte to construct new homes with front-entry forward-oriented
garages on 19 vacant lots—Lots 55-56, 58, 60, 67-70, 80-82, 87-93 and 95 referred to as the "infill
lots which are adjacent to or back up to a built lot" and located east and north of Range Road and
subject to the following conditions:
1. Substantial conformance to the elevation exhibit stamped "Submittal Received on January
27, 2014" for the models entitled "Baldwin, Greenfield, Hilltop, Riverton and Westchester"
prepared by Pulte Homes, dated received on January 27, 2014.
2. Substantial conformance to the floor plans for the models entitled "Baldwin, Greenfield,
Hilltop, Riverton and Westchester" prepared by Pulte Central Zone dated April 8, 2013, and
last revised August 9, 2013.
3. The models containing front-entry forward oriented garages shall be restricted to the 19
vacant lots — Lots 55-56, 58, 60, 67-70, 80-82, 87-93 and 95 referred to as the "infill lots
which are adjacent to or back up to a built lot"within Shadow Hill Subdivision Unit 4.
4. Compliance with all applicable codes and ordinances.
5
Recommendations and Findings of Fact Planning & Zoning Commission
Petitions 39-13 and 40-13 February 3,2014
With respect to Petition 40-13 within Copper Springs Subdivision, the Planning & Zoning
Commission recommends approval to allow Pulte to construct a new home with a front-entry
forward-oriented garage on Lot 24 of Copper Springs Subdivision located at the corner of
Weymouth Ave and Silverspring Drive and subject to the following conditions:
1. Substantial conformance to the elevation exhibit stamped "Submittal Received on January
27, 2014" for the models entitled "Baldwin, Greenfield, Hilltop, Riverton and Westchester"
prepared by Pulte Homes, dated received on January 27, 2014.
2. Substantial conformance to the floor plans for the models entitled "Baldwin, Greenfield,
Hilltop, Riverton and Westchester" prepared by Pulte Central Zone dated April 8, 2013, and
last revised August 9, 2013.
3. The model containing a front-entry forward oriented garage shall be restricted to Lot 24
located at the corner of Weymouth Ave and Silverspring Drive within Copper Springs
Subdivision.
4. Compliance with all applicable codes and ordinances.
On a motion to recommend approval, subject to the conditions outlined above for each subdivision,
the vote was five (5)yes and zero (0) no:
Respectfully Submitted,
s/Robert Siljestrom
Robert Siljestrom, Chairman
Planning &Zoning Commission
s/David Waden
David Waden, Secretary
Planning&Zoning Commission
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