G14-15 Ordinance No. G14-15
AN ORDINANCE
AMENDING PSFR2 PLANNED SINGLE FAMILY RESIDENCE DISTRICT
ORDINANCE NO. G48-06
(Stonebrook Development—Cedar Grove Subdivision)
(Tract 14)
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.
G48-06; and
WHEREAS, written application has been made to amend PSFR Planned Single Family
Residence District Ordinance No. G48-06 by adding to the territory described in such ordinance
additional property previously zoned in the PMFR Planned Multiple Family Residence District
to convert 46 townhome units located on 8 lots into 25 single-family residential lots, within the
Cedar Grove Subdivision; and
WHEREAS, the Planning and Zoning Commission conducted a public hearing
concerning said application on March 2, 2015 following due notice by publication; and
WHEREAS, the Community Development Department and the Planning and Zoning
Commission have Submitted their Findings of Fact concerning said application; and
WHEREAS, the Community Development and the Planning and Zoning Commission
recommend approval of said application, subject to the conditions articulated below; and
WHEREAS, the City Council of the City of Elgin, Illinois, has reviewed the findings and
recommendations of the Community Development Department and the Planning and Zoning
Commission; and
WHEREAS, the City of Elgin is a home rule unit and as a home rule unit may exercise
any power and perform any function pertaining to its government affairs; and
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 2, 2015, and the recommendations made by the Community Development
Department and the Planning and Zoning Commission, a copy of which is attached hereto and
made a part hereof by reference as Exhibit A.
Section 2. That Ordinance G48-06 entitled "An Ordinance Classifying Newly
Annexed Territory in the PSFR Planned Single Family Residence District (Stonebrook
Subdivision — 901 and 1000 Corron Road) (Tract 14) passed June 14, 2006 as amended, be and
is hereby further amended only as set forth in this ordinance.
Section 3. That Ordinance G48-06 be and is hereby amended by amending Section 1
of such ordinance by adding to the territory described therein the additional property
("Additional Subject Property") legally described as follows:
PARCEL1:
THAT PART OF LOTS 58, 67, 68, 69, 70, 71, 72, 73, AND 74 IN CEDAR GROVE
SUBDIVISION, BEING A SUBDIVISION OF PART OF THE NORTH HALF OF SECTIONS
25 AND 26, TOWNSHIP 41 NORTH, RANGE 7, EAST OF THE THIRD PRINCIPAL
MERIDIAN, ACCORDING TO THE PLAT THEREOF RECORDED ON FEBRUARY 29,
2008 AS DOCUMENT NUMBER 2008K017136, MORE PARTICULARLY DESCRIBED AS
FOLLOWS: BEGINNING AT THE NORTHERLY MOST CORNER OF LOT 58; THENCE
SOUTH 70 DEGREES 54 MINUTES 38 SECONDS EAST, A DISTANCE OF 595.00 FEET,
ALONG THE NORTHERLY LINE OF SAID LOT 58 AND ALSO BEING THE SOUTH LINE
OF POMPTON AVENUE; THENCE SOUTH 19 DEGREES 05 MINUTES 22 SECONDS
WEST, A DISTANCE OF 145.50 FEET; THENCE ALONG A CURVE CONCAVE
NORTHWESTERLY, HAVING A RADIUS OF 60.00 FEET, AN ARC DISTANCE 60.04
FEET, AND A CHORD BEARING SOUTH 47 DEGREES 45 MINUTES 17 SECONDS
WEST; THENCE SOUTH 76 DEGREES 25 MINUTES 12 SECONDS WEST, A DISTANCE
OF 17.25 FEET; THENCE SOUTH 01 DEGREE 26 MINUTES 37 SECONDS EAST, A
DISTANCE OF 112.25 FEET; THENCE SOUTH 88 DEGREES 33 MINUTES 23 SECONDS
WEST, A DISTANCE OF 573.07 FEET, TO A WESTERLY LINE OF SAID LOT 58, AND
ALSO BEING AN EASTERLY LINE OF LOT 38 IN SAID CEDAR GROVE SUBDIVISION;
THENCE NORTH 01 DEGREE 26 MINUTES 37 SECONDS WEST, A DISTANCE OF 98.02
FEET, ALONG SAID WESTERLY LINE OF LOT 58; THENCE NORTH 04 DEGREES 52
MINUTES 22 SECONDS EAST, A DISTANCE OF 86.30 FEET, ALONG A WESTERLY
LINE OF SAID LOT 58 AND ALSO BEING AN EASTERLY LINE OF LOT 37 IN SAID
CEDAR GROVE SUBDIVISION; THENCE NORTH 70 DEGREES 54 MINUTES 38
SECONDS WEST, A DISTANCE OF 135.00 FEET, ALONG A BOUNDARY LINE OF SAID
LOT 58 AND ALSO BEING A NORTHERLY LINE OF LOT 37 IN SAID CEDAR GROVE
SUBDIVISION; THENCE NORTH 19 DEGREES 05 MINUTES 22 SECONDS EAST, A
DISTANCE OF 66.00 FEET, ALONG A WESTERLY LINE OF SAID LOT 58 AND ALSO
BEING AN EASTERLY LINE OF ALBERTA ROAD; THENCE SOUTH 70 DEGREES 54
MINUTES 38 SECONDS EAST, A DISTANCE OF 135.00 FEET, ALONG A BOUNDARY
LINE OF SAID LOT 58 AND ALSO BEING A SOUTHERLY LINE OF LOT 36 IN SAID
CEDAR GROVE SUBDIVISION; THENCE NORTH 19 DEGREES 05 MINUTES 22
SECONDS EAST, A DISTANCE OF 270.00 FEET, ALONG A WESTERLY LINE OF SAID
LOT 58 AND ALSO BEING AN EASTERLY LINE OF LOTS 36, 35 AND 34 IN SAID
CEDAR GROVE SUBDIVISION, TO THE POINT OF BEGINNING, ALL IN KANE
COUNTY, ILLINOIS.
PARCEL 2:
LOT 57 IN CEDAR GROVE SUBDIVISION, BEING A SUBDIVISION OF PART OF THE
NORTH HALF OF SECTIONS 25 AND 26, TOWNSHIP 41 NORTH, RANGE 7, EAST OF
THE THIRD PRINCIPAL MERIDIAN, ACCORDING TO THE PLAT THEREOF
RECORDED FEBRUARY 29, 2008 AS DOCUMENT NUMBER 2008K017136, IN KANE
COUNTY, ILLINOIS.
Section 4. That only with respect to the Additional Subject Property Ordinance G48-
06 be and is hereby further amended by amending Section 2G "Site Design" subsections G2
through G4 entitled "Lot Area, Lot Width, Setbacks-Generally, Setbacks by Lot Line" in their
entirety to read as follows:
"2. Lot Area. The minimum required lot area shall be 8,400 square feet for 16 of the
25 proposed single family lots.
3. Lot Width. The minimum required lot width for a zoning lot shall be 70 feet for 7
of the 25 proposed single family lots.
4. Street Setback. The minimum required building setback shall be 23.5 feet from
the local street right of way for 8 of the 25 proposed single family lots.
Interior Setback. The minimum required interior building setback shall be 5 feet
for 19 of the 25 proposed single family lots.
Rear Setback. The minimum required setback from a rear lot line shall be 15 feet
for the all of 25 proposed single family lots.
Transition Setback. The minimum transition setback shall match the proposed
interior (5 feet) or rear (15 feet) setbacks whichever is applicable for all of the 25
proposed single family lots."
Section 5. That in addition to the other applicable requirements of Ordinance G48-
06,the Additional Subject Property shall be developed subject to the following conditions:
1. Substantial conformance with the Petitioner's Application, Statement of Purpose,
Consent and Disclosure, and attachments dated November 20, 2014. In the event of any
conflict between said original Statement of Purpose and Conformance and said new
Statement of Purpose and Conformance, the new Statement of Purpose and Conformance
shall supersede and control.
2. Substantial conformance to the Consent and Disclosure, dated received November 20,
2014.
3. Substantial conformance to the "Zoning Exhibit", Sheet 1 of 1, prepared by Mackie
Consultants, LLC, dated November 14, 2014, last revised April 28, 2015.
4. Substantial conformance to the "Concept Site Plan-East Development for Cedar Grove",
Sheet 1 of 1, prepared by Mackie Consultants, LLC, dated revised November 12, 2014
and dated received November 20, 2014.
5. Substantial conformance to the "Landscape Plan", Sheet 1 of 1, prepared by Gary R.
Weber Associates, Inc., dated November 17, 2014 and dated received November 20,
2014.
6. Substantial conformance to the following building elevations and floor plan project
sheets, "The Auburn, The Huntington, The Windsor, The Manchester, The Normandy,
The Oxford, and The Newcastle.
7. Substantial conformance to the Final Plat of Resubdivision of Cedar Grove entitled
"Resubdivision of Cedar Grove", prepared by Mackie Consultants, LLC, dated March 6,
2015, with a last revision date of April 15, 2015, subject to further revisions required by
the Community Development, Engineering, Water, Fire and Legal Departments.
8. Substantial conformance to the final engineering plans for Cedar Grove East
redevelopment entitled "Cedar Grove East Redevelopment", prepared by Mackie
Consultants, LLC, dated March 6, 2015, with a last revision date of April 14, 2015,
subject to further revisions required by the Community Development, Engineering,
Water, Fire and Legal Departments.
9. Conformance with applicable codes and ordinances.
Section 6. That except as amended herein; the use and development of the Subject
Property shall be controlled pursuant to the provisions of Ordinance No. G48-06. 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
G48-06, this ordinance and associated documents shall control and prevail.
Section 7. That this ordinance shall be full force and effect immediately after its passage
in the manner provided by law.
s/David J. Kaptain
David J. Kaptain, Mayor
Presented: May 27, 2015
Passed: May 27, 2015
Omnibus Vote: Yeas: 9 Nays: 0
Recorded: May 27, 2015
Published: May 8, 2015
Attest:
s/Kimberly Dewis
Kimberly Dewis, City Clerk
March 2, 2015
RECOMMENDATION & FINDINGS OF FACT OF THE
COMMUNITY DEVELOPMENT DEPARTMENT AND
THE PLANNING & ZONING COMMISSION
CITY OF ELGIN, ILLINOIS
SUBJECT
Recommendation and findings of fact for Petition 57-14, an application by Ryland Homes for an
amendment to the annexation agreement, an amendment to the planned development ordinances,
and final plat approval for the residential subdivision known as Cedar Grove, located at 901 &
1000 Corron Road. The applicant proposes converting 46 townhome units on 8 lots into 25
single-family residential lots, following the same architectural standards that exist today.
GENERAL INFORMATION
Petition Number 57-14
Requested Action: Approval of an amendment to the annexation agreement, an
amendment to ordinances G47-06 and G48-06, and final plat
approval
Current Zoning: PMFR Planned Multiple Family Residential District and PSFR2
Planned Single Family Residential District
Existing Use: Residential (Partially developed with Single Family& Multiple
Family Residences)
Property Location: 901 & 1000 Corron Road
Applicant/Owner: Ryland Homes
Staff Coordinator: Dave Waden, Senior Planner
LIST OF EXHIBITS ATTACHED
A. Aerial/Location Map
B. Zoning Map
C. Parcel Map
Exhibit A
Recommendation & Findings of Fact
Petition 57-14
March 2, 2015
D. Site Photos
E. Development Application and Statement of Purpose and Conformance; and
F. Public Hearing Transcripts from March 2, 2015.
G. Draft Ordinances
BACKGROUND
Ryland Homes has requested an amendment to the annexation agreement and an amendment to
the planned district ordinances G47-06 and G48-06 and final plat approval for the Cedar Grove
Subdivision, which is located at 901 & 1000 Corron Road. Ryland Homes proposes to convert
46 townhome units on 8 lots into 25 single-family residential lots, following the same
architectural standards that exist today.
Cedar Grove Subdivision is part of the larger Stonebrook Subdivision annexed to the City of
Elgin in 2005. The approximately 317-acre parcel included 352 single family homes, 87
townhome units, and 94 acres of parks and open space. Minimum lot sizes within the single-
family neighborhoods ranged from 10,000 to slightly over 21,000 square feet.
In 2007, Ryland Homes received Final Plat approval for the approximately 53-acre Cedar Grove
Subdivision, located south of Bowes Road and between Corron and Nesler Roads. This
subdivision included 139 dwelling units - 52 single-family lots ranging in size from 10,125 to
21,295 square feet, and 87 townhome units contained within 15 buildings. Currently, 46 single-
family homes and 17 townhome units have been constructed at Cedar Grove.
Ryland Homes was forced to shut down their sales operations late in 2010 due to the slow
economic recovery that took place after the "Great Recession." Ryland Homes worked with
staff and successfully reopened the single-family portion of the community in February 2013,
and they have sold 35 homes since reopening. Ryland now proposes to modify the townhome
portion of the development which will decrease the total dwelling unit count by 21. The
applicant seeks approval to convert a portion of the approved townhome section, located west of
Alberta Road and south of Pompton Avenue, from 46 townhomes on 8 lots to 25 single-family
residential lots. The new single-family lots will range in size from 8,400 square feet to slightly
over 13,000 square feet.
The proposed addition of the 25 single-family lots will consist of 2 components, 21 single-family
lots along Pompton Avenue, Connfier Drive, and Alberta Road and 4 lots located in the northeast
corner of the property, north of Pompton Road and east of Nesler Road (see applicant's concept
drawings within this packet for location). The northeast section will be developed by adding a u-
shaped road with a landscaped island and incorporating the 4 single-family lots.
The proposed single-family product would be identical to that offered in the existing portion of
the development and consists of seven floorplans ranging in size from 2,420 to 3,800 square feet:
the Auburn, Huntington, Windsor, Manchester, Normandy, Oxford and Newcastle. Each home
has 4 bedrooms, 2.5 to 4 bathrooms, 2 to 3 car garages, and includes standard basements. The
2
Recommendation & Findings of Fact
Petition 57-14
March 2, 2015
applicant proposes building a model home and opening a sales office within the community
following approval of this modification to the plan.
FINDINGS
After due notice as required by law, the Planning & Zoning Commission conducted a public
hearing in consideration of Petition 57-14 on March 2, 2015. Testimony was presented at the
public hearing in support of the application. The Community Development Department
submitted a Map Amendment for a Planned Development Review to the Planning & Zoning
Commission dated March 2, 2015.
The applicant proposes to convert 46 townhome units on 8 lots into 25 single-family residential
lots, following the same architectural standards that exist today and will require several
departures from the requirements of the zoning ordinance. The Community Development
Department and the Planning & Zoning Commission have made the following general findings
against the standards for a map amendment for a planned development as outlined within §
19.60.040:
A. Site Characteristics Standard. The suitability of the subject property for the intended
zoning district with respect to its size, shape, significant natural features (including
topography, watercourse and vegetation), and existing improvements.
Findings. The subject property is suitable for the amendment to the zoning district with
respect to the characteristics standard. The subject property under consideration is an
irregularly shaped parcel containing approximately 7 acres of land. The property is
currently vacant and was slated for townhome product when zoning and annexation was
approved in 2005.
B. Sewer and Water Standard. The suitability of the subject property for the intended
zoning district with respect to the availability of adequate municipal water, wastewater
treatment, and storm water control facilities.
Findings. The subject property is suitable for the amendment to the zoning district with
respect to the sewer and water standard. The subject property is served with municipal
sanitary sewer and water services. Stormwater detention volume has been provided for
on site and is in full compliance with the standards and regulations of the City of Elgin
and Kane County Stormwater Management Ordinances.
C. Traffic and Parking Standard. The suitability of the subject property for the intended
zoning district with respect to the provision of safe and efficient on-site and off-site
vehicular circulation designed to minimize traffic congestion.
3
Recommendation & Findings of Fact
Petition 57-14
March 2, 2015
Findings. The subject property is suitable for the amendment to the zoning district with
respect to the traffic and parking standard. The subject property has frontage along
Pompton Avenue and Alberta Road. Both function as local streets providing access to
other portions of the subdivision.
Parking will be provided in conformance with the Off-Street Parking Ordinance.
D. Zoning History Standard. The suitability of the subject property for the intended
zoning district with respect to the length of time the property has remained undeveloped
or unused in its current zoning district.
Findings. The subject property is suitable for the amendment to the zoning district with
respect to the length of time the property has remained undeveloped or unused in its
current zoning district. The subject property was annexed in 2005 and zoned PSFR2
Planned Single Family Residence District; PMFR Planned Multiple Family Residence
District and PCF Planned Community Facility District.
E. Surrounding Land Use and Zoning Standard. The suitability of the subject property
for the intended zoning district with respect to consistency and compatibility with
surrounding land use and zoning.
Findings. The subject property is suitable for the amendment to the zoning district with
respect to consistency and compatibility with surrounding land use and zoning. The area
to the west of the subject property is zoned PSFR2 Planned Single Family Residence
District and PCF Planned Community Facility District and is improved with numerous
single family homes and open space.
The area to the north of the subject property is zoned F-District Farming in Kane County,
and is currently being farmed.
The area to the south of the subject property includes the following Kane County
Subdivisions; Krog Acres, Westwinds Subdivision and Sturbridge Subdivision.
The area to the east of the subject property is Burke Storage which is not within the city
limits but falls within Kane County jurisdiction.
F. Trend of Development Standard. The suitability of the subject property for the
intended zoning district with respect to consistency with an existing pattern of
development or an identifiable trend of development in the area.
Findings. The subject property is suitable for the amendment to the zoning district with
respect to consistency with and existing pattern of development or an identifiable trend
within the area. The subject property is located on the western fringe of the city limits.
4
Recommendation & Findings of Fact
Petition 57-14
March 2, 2015
This area includes several City of Elgin subdivisions as well as Kane County estate
residential developments and farmland.
G. Zoning Districts Standard. The suitability of the subject property for the intended
zoning district with respect to conformance to the provisions for the purpose and intent,
and the location and size of a zoning district.
The applicant is requesting an amendment to the PSFR2 Planned Single Family
Residence District and PMFR Planned Multiple Family Residence District zoning. The
purpose and intent of the provisions 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 Title 19 "Zoning" of the Elgin Municipal
Code;
2. The public benefit realized by the establishment of the planned development is
greater that if the property were to remain subject to the standard requirements of
the MFR and SFR2 district; and
3. Extraordinary conditions or limitations governing site design, function, operation,
and traffic are imposed on the planned development as previously recited within
the entirety of these proposed findings of fact.
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.
Findings. The subject property is suitable for the proposed planned development with
respect to conformance to the provisions for the purpose and intent, and the location and
size of a planned residential district. The proposed modification of the site plan requires
planned development approval through an amendment of the PSFR2 ordinance G48 - 06
and PMFR ordinance G47 - 06.
H. Comprehensive Plan Standard. The suitability of the subject property for the intended
zoning district with respect to conformance to the goals, objectives, and policies of the
official comprehensive plan.
Findings. The subject property is suitable for the intended zoning district with respect to
the Comprehensive Plan Standard.
5
Recommendation & Findings of Fact
Petition 57-14
March 2, 2015
The subject property is designated "Low Density Residential" in the City's
Comprehensive Plan and Design Guidelines dated 2005,. Areas designated Low Density
Residential provides for the development of conventional single family detached houses.
Appropriate locations offer neighborhood access to collector roads, access to water and
sanitary sewer systems, and proximity to public safety services. The provision of park
and open space is encouraged to provide opportunities for recreation and access to
pedestrian and bicycle trail systems. Other uses allowed in this category may include
neighborhood commercial centers, churches and schools in locations deemed appropriate
by the City.
The proposed housing will comply with all applicable standards and guidelines
promoting quality construction and design for what will be move-up and executive
housing.
I. Natural Preservation Standard. The suitability of the subject property for the intended
development with respect to the preservation of all significant natural features including
topography, watercourses, wetlands, and vegetation.
Findings. The subject property is suitable for the amendment to the zoning district with
respect to the natural preservation standard. There are no significant natural features
located in or around the portion of the subdivision that would be changed. The site has
been mass graded for construction and has a majority of the city streets and underground
infrastructure already in place.
J. Internal Land Use Standard. The suitability of the subject property for the intended
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 amendment to the zoning district with
respect to the internal land use standard. Based on the information reviewed thus far, no
evidence has been found that the requested 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 Elgin Zoning Ordinance and Subdivision
Ordinance. Stonebrook Subdivision was approved in 2005, with a number of departures from
the standard requirements of the zoning and subdivision regulations.
6
Recommendation & Findings of Fact
Petition 57-14
March 2, 2015
The applicant is requesting the following departure from the requirements of Ordinance G48-06
entitled "An Ordinance Classifying Newly Annexed Territory in the PSFR2 Planned Single
Family Residence District(Stonebrook Subdivision—901 and 1000 Corron Road) (Tract 14)"
• Section 19.25.335(B) — Lot Area. In the SFR2 District, the minimum required zoning
lot area is 10,000 square feet per dwelling unit. The applicant requests a minimum 8,400
square foot zoning lot area for 16 of the 25 proposed single family lots. Of these 16 lots it
is worth noting that 6 of the lots directly back up to common open space thus creating the
look and feel of a much larger lot.
• Section 19.25.335 (C) Lot Width. In the SFR2 District, the minimum required lot width
for a zoning lot is 75 feet. The applicant requests a minimum 70 foot lot width for 7 of
the 25 proposed single family lots. Those lots are located primarily south of Pompton
Avenue.
• Section 19.25.335 (E.1.C.) Street Setback. In the SFR2 District, the minimum building
setback from a local street lot line is 30 feet. In the 2006 planned development approval,
the applicant was granted a minimum building setback of 25 feet from the local street
right of way. The applicant is now requesting a minimum building setback of 23.5 feet
from the local street right of way for 8 of the 25 proposed single family lots. A majority
of those lots are south of Connifer Drive which back up to the common open space
located along the south property line of the subject property.
• Section 19.25.335 (E.3.) Interior Setback. In the SFR2 District, the minimum required
building setback from an interior lot line is 10 feet. In the 2006 planned development
approval the applicant was granted a minimum interior building setback of 7 feet for the
minimum 10,000 and 11,250 square foot lots, and 8 feet for the minimum 13,250 square
foot lots. The applicant is now requesting a minimum interior building setback of 5 feet
for 19 of the 25 proposed single family lots.
• Section 19.25.335 (E.4.) Rear Setback. In the SFR2 District, the minimum required
building setback from a rear lot line is 40 feet. In the 2006 planned development approval
the applicant was granted a minimum 30-foot building setback from a rear lot line for the
minimum 10,000 and 11,250 square foot lots and 35 feet for the minimum 13,250 square
foot lots. The applicant is now requesting a minimum 15-foot building setback from a
rear lot line for the 25 proposed single family lots.
• Section 19.25.335 (E.5.) Transition Setback. In the SFR2 District, the minimum
building setback from an adjoining CF district is 50 feet. In the 2006 planned
development approval, the applicant was granted that the minimum transition building
setback match the interior or rear setbacks, which have been identified above, whichever
is applicable. The applicant is making the same request from 2006 in that the transition
setback match the proposed interior or rear setbacks, which have been identified above,
whichever is applicable.
7
Recommendation & Findings of Fact
Petition 57-14
March 2, 2015
RECOMMENDATION
The Community Development Department and the Planning & Zoning Commission recommend
approval of petition 57-14, subject to the following conditions:
1. Substantial conformance with the Petitioner's Statement of Purpose and attachments,
dated received November 20, 2014.
2. Substantial conformance to the Consent and Disclosure, dated received November 20,
2014.
3. Substantial conformance to the "Zoning Exhibit", Sheet 1 of 1, prepared by Mackie
Consultants, LLC, dated November 14, 2014 and dated received November 20, 2014.
4. Substantial conformance to the "Concept Site Plan — East Development for Cedar
Grove", Sheet 1 of 1, prepared by Mackie Consultants, LLC, dated revised November 12,
2014 and dated received November 20, 2014.
5. Substantial conformance to the "Landscape Plan", Sheet 1 of 1, prepared by Gary R.
Weber Associates, Inc., dated November 17, 2014 and dated received November 20,
2014
6. Substantial conformance to the following building elevations and floor plan project
sheets, "The Auburn, The Huntington, The Windsor, The Manchester, The Normandy,
The Oxford, and The Newcastle.
7. Substantial conformance to the "Final Plat of Subdivision and PUD Plan, Resubdivision
of Cedar Grove",prepared by Mackie Consultants, LLC, dated February 19, 2015 subject
to the revisions required by the Community Development, Engineering, Water, Fire and
Legal Departments.
8. Compliance with all applicable codes and ordinances.
Therefore,the motion to recommend approval of Petition 57-14 was adopted.
Respectfully Submitted,
s/ Bob Siljestrom
Bob Siljestrom, Chairman
Planning&Zoning Commission
8
Recommendation & Findings of Fact
Petition 57-14
March 2, 2015
s/Dave Waden
Dave Waden, Secretary
Planning&Zoning Commission
9
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EXHIBITS Zoning Map N
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EXHBIIT C Parcel Map N
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SITE LOCATION EXHIBIT
901 & 1000 Corron Road (Cedar Grove Subdivision)
Petition 57-14
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SITE LOCATION EXHIBIT
901 & 1000 Corron Road (Cedar Grove Subdivision)
Petition 57-14
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Site Pictures - 1
SITE LOCATION EXHIBIT
901 & 1000 Corron Road (Cedar Grove Subdivision)
Petition 57-14
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Site Pictures - 2