G23-14 Ordinance No. G23-14
AN ORDINANCE
AMENDING PSFR2 PLANNED SINGLE FAMILY RESIDENCE DISTRICT
ORDINANCE NO. G 16-04
(Highland Woods Subdivision Neighborhood "F"— 899 and 900 Coombs Road)
WHEREAS, the territory herein described has been annexed to the City of Elgin and
originally classified in the PSFR2 Planned Single Family Residence District under Ordinance
No. G16-04; and
WHEREAS, written application has been made to amend PSFR2 Planned Single Family
Residence District Ordinance No. G16-04 to permit additional single-family models constructed
with side-entry garages with driveways crossing in front of the main entrance to the residence
and street-facing forward-oriented garages on certain lots within Highland Woods Subdivision
Neighborhood"F"; and
WHEREAS, the City Council of the City of Elgin, Illinois, adopted a Comprehensive
Plan and Design Guidelines on February 9, 2005 through ordinance G18-05; and
WHEREAS, the adopted comprehensive plan includes design guidelines that provide that
new single family homes in planned residential development with side-entry garages designed
and oriented with driveway access crossing in front of the main entry to the residence be limited
only on lots exceeding 20,000 square feet in area, and set back a minimum 40 feet from the street
lot lines; and
WHEREAS, adopted comprehensive plan includes design guidelines that provide that
new single family homes in planned residential development be constructed with street-facing
garages that are designed and oriented to be recessed behind the main residential fagade; and
WHEREAS, the new single-family models will be constructed with side-entry garages
designed and oriented with driveway access crossing in front of the main entry to the residence
and on lots less than 20,000 square feet in area, and set back 25 feet from the street lot lines, and
street-facing garages that will be designed and oriented to be in front of the main residential
fagade 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. G16-04 entitled "An Ordinance Classifying Newly
Annexed Territory in the PSFR2 Planned Single Family Residence District (Highland Woods
Subdivision and Foy Property — 899 and 900 Coombs Road)," passed February 25, 2004, be and
is hereby amended only as set forth in this ordinance by amending Section G.12, entitled
"Supplementary Regulations"through the addition of Subparagraph"q"to read as follows:
q. New home models with the following garage orientation shall be allowed to be
constructed on Lots 337-256 and lots 761-762 of Neighborhood "F" of Highland Woods
Subdivision:
i. Side entry garages designed and oriented with driveway access crossing in
front of the main entry to the residence
ii. The street-facing garages on homes shall be allowed to extend in front of
the main residential fagade for a distance no greater than six (6) feet.
And subject to the following conditions:
1. Substantial conformance with the Petitioner's Application, Statement of Purpose,
Consent and Disclosure, and attachments dated January 16, 2014.
2. Substantial conformance to the exhibits provided under the cover letter prepared by Brian
M. Brunhofer, President/Owner of Meritus Homes dated December 5, 2013, for each
model proposed as follows:
a. Plan 2610 —"Marquis" (Ranch) prepared September 9, 2010, and last revised and
submitted on February 2, 2014, depicting Revised Partial Floor Plans A, B and C,
and Elevations A, B and C
b. Plan 2828 —"Kingston" (Ranch)prepared September 9, 2010, and last revised and
submitted on February 2, 2014, and depicting Partial Floor Plans, Elevation A
Floor Plan, Partial Floor Plans A, B and C, and Elevations A, B and C
c. Plan 3271 — "Cavanaugh (Master Down) prepared September 9, 2010, and
depicting the Main Floor Plan, Upper Floor Plan and Elevations A, B, C and D
d. Plan 3445 — "Banfield (2-story) prepared September 9, 2010, and depicting the
Main Floor Plan, Upper Floor Plan and Elevations A, B, C, D, E and F
e. Plan 3716 — "Dunberry (2-story) prepared September 9, 2010, and depicting the
Main Floor Plan, Upper Floor Plan and Elevations A, B, B (full brick option), C,
D, D1, E, E (full brick option), F, F (full brick option), G and H
f. Plan 3980 — "Edinborough (2-story) prepared September 9, 2010, and depicting
the Main Floor Plan, Upper Floor Plan and Elevations A, B, C, D, and D (with
Full Masonry)
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3. Substantial conformance to the Final Plat of Subdivision for Highland Woods
Subdivision—Neighborhood"F" recorded on November 1, 2006.
4. The departure shall be restricted to the 22 vacant lots located within Highland Woods
Neighborhood"F", specifically Lots 337-256 and lots 761-762.
5. 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. G16-04. In the event of
any conflict between this ordinance, which expressly includes those documents detailed within
Section 2 and the allowances and departures described and provided thereon, and Ordinance No
G16-04, this ordinance and associated documents shall control and prevail.
Section 4. That this ordinance shall be full force and effect immediately after its passage
in the manner provided by law.
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Presented: April 23, 2014
Passed: April 23, 2014
Omnibus Vote: Yeas: 8 Nays: 0
Recorded: April 23, 2014
Published: April 25, 2014
Attest:
��'vV J�gS FLUMINIS
imberly Dewis, City'Clerk
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March 3, 2014
PLANNING & ZONING COMMISSION
RECOMMENDATION AND FINDINGS OF FACT
Community Development Department City of Elgin, I L
OVERVIEW
Pingree LLC is requesting approval to allow Meritus Homes, a custom home builder, to develop 22
vacant single-family lots within Neighborhood "F" of Highland Woods Subdivision with single-
family homes that are designed with side-entry or front-entry forward oriented garages. In order to
allow the homes to be constructed in this configuration, the developer is requesting departures from
the requirements of the comprehensive plan related to the configuration and orientation of garages.
GENERAL INFORMATION
Petition No: 02-14
Recommended Action: APPROVE
Second Amendment to Annexation Agreement
Amendment to Ordinance No. G16-04
Current Zoning: PSFR2 Planned Single Family Residence District
Existing Use: Residential (Vacant property)
Property Locations: Twenty-two (22) Lots within Highland Woods Subdivision
Neighborhood F
Applicant and Owner: Pingree LLC
Staff Coordinator: Sarosh Saher, AICP, Senior Planner
LIST OF EXHIBITS
A. Aerial/Location Map
B. Zoning Map
C. Parcel Map
D. Site Photos
E. Statement of Purpose and Attachments
F. Draft Ordinances
Exhibit A
Recommendations and Findings of Fact Planning & Zoning Commission
Petitions 02-14 March 3, 2014
BACKGROUND
An application has been filed by Pingree LLC, requesting an amendment to the annexation
agreement and the planned development ordinance for Highland Woods Subdivision. The properties
that are subject to this amendment are located within Neighborhood"F" of the subdivision.
Highland Woods Subdivision was annexed to the City of Elgin in 2004. The subdivision contains
approximately 577 acres of land. At that time, Crown Community Development received approval
to develop the subdivision with 1,142 residential lots comprising of 833 single-family homes, 309
townhomes, a school, clubhouse and open space with active and passive recreation areas located
within various discrete neighborhoods. The development of the subdivision is being completed by a
number of national and custom home builders.
Meritus Homes, an area custom home builder is proposing to develop the 22 vacant single-family
lots within Neighborhood "F" of the subdivision with single-family homes that are designed with
side-entry or front-entry forward oriented garages. In order to allow the homes to be constructed in
this configuration, the developer is requesting a departure from the requirements of the
comprehensive plan that requires homes with side-entry garages to orient the garage door away
from the front entrance to the home, and homes with front-entry (street-facing) garages to be
recessed behind the primary elevation of a building.
Approval of this departure requires an amendment the planned development ordinance and
annexation agreement of the subdivision requiring a public hearing with city council approval.
FINDINGS
Development within Highland Woods Subdivision is subject to Ordinance No. G16-04, which
requires that the garage location and orientation conform to the requirements of the Far West Area
Plan.
Meritus Homes is proposing six new home models for construction within Neighborhood "F" of the
subdivision. The garage location and orientation of the models are as follows:
1. Marquis (Ranch)—2610 square feet—street-facing, forward-orientation
2. Kingston (Ranch)—2828 square feet—street-facing, forward-orientation
3. Cavanaugh (Two-story) — 3271 square feet— side-entry with driveway not crossing in front
of the main entry to residence
4. Banfield (Two-story) — 3445 square feet— side-entry with driveway not crossing in front of
the main entry to residence
5. Dunberry (Two-story)— 3716 square feet—side-entry with driveway crossing in front of the
main entry to residence
6. Edinborough (Two-story) — 3980 square feet— side-entry with driveway crossing in front of
the main entry to residence
I. Street-facing forward oriented garage configuration:
2
Recommendations and Findings of Fact Planning & Zoning Commission
Petitions 02-14 March 3, 2014
The garages for the "Marquis" and "Kingston" models are proposed with forward oriented garages
and do not conform to the requirements for garage orientation. As they relate to the location of
garages, the guidance contained within the adopted 2005 Comprehensive Plan and Design
Guidelines generally requires that garages be either ten feet behind the main residential fagade or no
closer than two feet to the front of the residence, provided that additional architectural features are
included with this latter option. Residences built in either manner are typically referred to having a
garage recessed orientation. The purpose of the garage-recessed orientation is to meet the principle
in the design guidelines whereby, "Garages should be designed and oriented to be a secondary
element to the more prominent residential fagade, when viewed from the street." Applicable to this
orientation, the Elgin Zoning Ordnance says, "Garage doors should be located or oriented,
whenever possible, so that the doors are not facing the front yard of the site" (§ 19.14.600 C.5.).
The guidelines have therefore recommended ways to minimize the impact of garages on the street
through design controls.
Meritus Homes' front-facing garages on their two Ranch models are forward of the main portion of
the house by six feet, which necessitates a deviation from the Design Guidelines contained within
the Far West Area Plan. Currently, the Design Guidelines suggest that garages should be set back
from the front elevation by 10 feet, but can come as close to 2 feet from the front of the house if the
residence includes a front porch or portico, or if the garage includes at least one extra architectural
feature. Meritus Homes' request is not the first time staff has been asked to evaluate a deviation to
the Design Guidelines, especially regarding garage placement. The city council recently approved
Pulte Homes' request to construct home with garage forward orientation within Shadow Hills and
Copper Springs Subdivisions. Additionally, in the latter part of 2010, these requests were very
frequent that staff re-evaluated the issue of garage-forward construction.
In March 2011 (and further amended later that year), staff prepared a series of planning and design
recommendations that, if implemented, were intended to minimize the impact of the garage on the
streetscape, which is the underlying purpose of requiring garages to be built recessed from the front
of the house. Staff concluded that work by noting that the guidance was advisory, and only City
Council could authorize such a deviation. Staff also noted that the approval of any such deviations
could largely depend upon the location of the proposed new garage-forward homes (e.g. whether
the new homes were proposed within a discrete location or whether the homes were to be built
in/around other homes). A complete copy of that work is available at the Community Development
Department page of the City's website or upon request. Below is the 2011 guidance prepared by
the Community Development Department as it relates to garage forward orientation and how
Meritus Homes proposes to conform:
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 fagade, provided the residence includes the following garage
modifications:
Highland Woods Subdivision is approved with a total of 1,142 dwelling units comprising of
833 detached single-family homes and 309 attached townhomes. The 22 lots proposed to be
constructed with garage-forward models comprise of 2.64% of the total number of single
family homes within the subdivision.
3
Recommendations and Findings of Fact Planning & Zoning Commission
Petitions 02-14 March 3, 2014
The developer is proposing two of six home models with garage garages located in front of
the main residential facade, with garages extending no more than 6 feet closer to the street
than the main residential fagade.
The remaining homes proposed within the neighborhood are proposed with side-entry
garages.
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):
The models proposed with a street-facing forward oriented garage will be designed with
a front porch that is no less than 6 feet deep.
b. Windows within the garage doors:
All garages will include garage doors containing one row of windows.
c. Individual garage doors accessing each parking bay;
The models proposing a street-facing forward oriented garage will be designed with
individual garage doors accessing parking bays.
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.
The developer proposes to provide three architectural features as follows:
1. The gable of all models will at least one of the following architectural elements as
the style of the home requires:
a. Trim (design to mimic half-timbering) over cement panels
b. Decorative brackets on at least two elevations of each model
2. All models will contain proportionally designed windows within the gable. These
will take the form of either one of the following:
a. Louvered window on a brick facade with a stone sill
b. Divided light window with obscure glazing(spandrel glass) on a stucco panel
c. Decorative gable window with lintel feature and ornamental shutters
The orientation of the gable facing the street does not warrant the inclusion of a
dormer.
3. Models will be additionally be designed with features including:
a. Curve-tops above garage doors
b. Soldier courses with stone sills on brick facades
c. Stone veneer foundations combined with brick veneers
4
Recommendations and Findings of Fact Planning & Zoning Commission
Petitions 02-14 March 3, 2014
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 bays)furthest from the residence
shall be recessed at least one foot back from the door(s) associated with the first two bays.
The developer is only proposing two-car garages on the models with street-facing forward
oriented garages.
II. Side Entry Garages with driveways crossing in front of the main entrance to the residence.
The garages for the "Dunberry" and "Edinborough" models are proposed to be constructed with
side-entry garages with driveways crossing in front of the main entry to the residence. The
guidelines for side entry garages in this configuration state the following:
• Side-entry garages designed and oriented to require driveway access crossing in front of the
main entry to the residence should be limited to lots exceeding 20,000 square feet in area,
and should be set back a minimum 40 feet from the street lot line.
• Side-entry garages should feature gable ends, roof lines, window and door fenestration, and
other architectural elements which match or complement those same design elements on the
residence.
The lots within Highland Woods Subdivision Neighborhood "I"' range in land area from 9,375
square feet to 19,176. Additionally, the builder is requesting the homes to be constructed at the
approved setback of 25 feet from the street lot line. Departures from the requirements of the
comprehensive plan are therefore required for the homes to be constructed in this configuration.
To mitigate the impact of the side entry garages on the street, the developer has proposed the
following measures:
1. Both models in this configuration are proposed with two garages designed to
accommodate a maximum of three cars. In each model, the two-car garage is
separated from the one-car garage to minimize the distance a garage elevation could
extend in front of the primary residential elevation.
2. The one car garage is located flush with the primary residential fagade of the
building.
3. In the case of the Dunberry model, the 2nd floor of the residence is designed to
extend over approximately 1/3 of the length of the garage, and in the case of the
Edinborough model, the 2nd floor is designed to extend over the entire length of the
garage, in both cases, reducing the visual impact of the garage on the street.
4. The doors of the two-car garage are designed with two carriage panels to give the
impression of two doors.
5. Architectural variety is incorporated into the gable-ended street-facing fagade of the
garage to more closely resemble the residential character of the house and to redirect
the attention to architectural elements on the residential fagade of the house rather
than on the garage. This is accomplished through the following architectural
features:
a. Multiple gables constructed in either brick or stone masonry or in cement
panels or stucco
5
Recommendations and Findings of Fact Planning & Zoning Commission
Petitions 02-14 March 3, 2014
b. Bay windows and oval windows to serve as architectural accents with their
openings proportionally designed to match the house
c. Decorative brackets on the gable
d. A keystone element in the lintel above the garage doors
e. Curve-tops above garage doors
f. Decorative columns designed with a round or tapered-square profile, or as
masonry piers
g. Masonry bases supporting certain columns as the design requires
III. Side-entry garages with driveway access not crossing in front of the main entry to the
residence
The "Cavanaugh" and "Banfield" models meet the requirements of the comprehensive plan for
garage location and orientation, which essentially states that—"Side-entry garages should normally
be designed and oriented to provide access to parking bays via a side or rear entry, with driveway
access not crossing in front of the main entry to the residence. In this case, at least one-third of the
garage width should be located behind the facade of the residence."
PLANNED DEVELOPMENT DEPARTURES AND EXCEPTIONS
As described above, the home builder is requesting departures from the side-entry and garage-
forward orientation requirements of the 2005 Comprehensive Plan and Design Guidelines.
ALTERNATIVES
There are no alternatives at this time.
RECOMMENDATION
With respect to Petition 02-14 within Highland Woods Subdivision, Neighborhood "F", the
Planning & Zoning Commission recommends approval to allow Meritus Homes to construct new
homes with front-entry forward-oriented garages and side-entry garages 22 vacant lots — Lots 337-
356 and Lots 761-762, and subject to the following conditions:
1. Substantial conformance with the Petitioner's Application, Statement of Purpose, Consent
and Disclosure, and attachments dated January 16, 2014.
2. Substantial conformance to the exhibits provided under the cover letter prepared by Brian
M. Brunhofer, President/Owner of Meritus Homes dated December 5, 2013, for each model
proposed as follows:
a. Plan 2610 — "Marquis" (Ranch) prepared September 9, 2010, and last revised and
submitted on February 2, 2014, depicting Revised Partial Floor Plans A, B and C,
and Elevations A, B and C
6
Recommendations and Findings of Fact Planning & Zoning Commission
Petitions 02-14 March 3, 2014
b. Plan 2828 — "Kingston" (Ranch) prepared September 9, 2010, and last revised and
submitted on February 2, 2014, and depicting Partial Floor Plans, Elevation A Floor
Plan, Partial Floor Plans A, B and C, and Elevations A, B and C
c. Plan 3271 —"Cavanaugh (Master Down) prepared September 9, 2010, and depicting
the Main Floor Plan, Upper Floor Plan and Elevations A, B, C and D
d. Plan 3445 —"Banfield (2-story) prepared September 9, 2010, and depicting the Main
Floor Plan, Upper Floor Plan and Elevations A, B, C, D, E and F
e. Plan 3716 — "Dunberry (2-story) prepared September 9, 2010, and depicting the
Main Floor Plan, Upper Floor Plan and Elevations A, B, B (full brick option), C, D,
D1, E, E(full brick option), F, F (full brick option), G and H
f. Plan 3980 — "Edinborough (2-story) prepared September 9, 2010, and depicting the
Main Floor Plan, Upper Floor Plan and Elevations A, B, C, D, and D (with Full
Masonry)
3. Substantial conformance to the Final Plat of Subdivision for Highland Woods Subdivision—
Neighborhood"F" recorded on November 1, 2006.
4. The departure shall be restricted to the 22 vacant lots — specifically Lots 337-356 and Lots
761-762—located within Highland Woods Neighborhood "F".
5. 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/Sarosh Saher
Sarosh Saher, AICP, Secretary
Planning& Zoning Commission
7
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Petition 02-14
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