G26-15 Ordinance No. G26-15
AN ORDINANCE
AMENDING PSFR2 PLANNED SINGLE FAMILY RESIDENCE DISTRICT
ORDINANCE NO. G44-05
(Stonebrook Subdivision—901-1000 Corron Road - Tracts 3,7,17 and 23)
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 under
Ordinance No. G44-05; and
WHEREAS, written application has been made to amend PSFR2 Planned Single Family
Residence District Ordinance No. G44-05 to permit additional single-family models constructed
with street-facing forward-oriented garages on certain lots within Stonebrook Subdivision Units
1 and 2; 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 guidelines that provide that new
single family homes in planned residential developments 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 and 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 and 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 May 4, 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 No. G44-05 entitled "An Ordinance Classifying Newly
Annexed Territory in the PSFR2 Planned Single Family Residence District (Stonebrook
Subdivision — 901 and 1000 Corron Road — Tracts 3,7,17 and 23)," passed April 13, 2005, be
and is hereby amended only as set forth in this ordinance by amending Section G.13, entitled
"Supplementary Conditions"through the addition of Subparagraph"d" to read as follows:
"d. New home models constructed with street-facing garages shall be allowed to
extend in front of the main residential façade for a distance no greater than six (6) feet on
Lots 53-61, 66-74, 75-85, 86-89, 92-100, 120, 130-132, 146-148, 161-163, 168 and
Parcel 25 within Unit 1; and Lots 62-65, 133-145, 149-160, 164-167 and 169-192 within
Unit 2 of Stonebrook Subdivision.
And subject to the following conditions:
1. Substantial conformance with the Petitioner's Application, Statement of Purpose,
Consent and Disclosure and attachments dated January 29, 2015.
2. Substantial conformance with the house plan exhibits prepared by Orleans Homes dated
February 3, 2015, for each model proposed as follows:
a. Fordham (Two-story) — 2,810 square feet (58'-0"x41'-0") — containing the
Homestead, Manor, Low Country and Craftsman elevation options.
b. Prescott (Two-story) — 2,927 square feet (50'-0"x41'-8") — containing the Manor,
Low Country and Craftsman elevation options. The Homestead elevation option will
not be permitted for construction within Units 1 and 2 of Stonebrook.
c. Essex (Two-story) — 3,321 square feet (50'-0"x41'-0") — containing the Homestead,
Manor, Low Country and Craftsman elevation options.
d. Stirling (Two-story) — 3,369 square feet (50'-0"x52'-0") — containing the Manor,
Low Country and Craftsman elevation options. The Homestead elevation option will
not be permitted for construction within Units 1 and 2 of Stonebrook.
e. Stockton (Two-story) — 3,384 square feet (50'-0"x53'-0") — containing the
Homestead, Manor, Low Country and Craftsman elevation options.
3. Substantial conformance with the Final Plat of Subdivision for Stonebrook Unit No. 1 —
recorded on March 14, 2008. A final plat of subdivision for Unit 2 will need to be
approved prior to construction of homes within such unit.
4. Substantial conformance with the ALTA/ACSM Land Title Survey for Stonebrook Units
1 and 2 (referenced as Parcels 1 and 2 within such survey), prepared by Terra Technology
Land Surveying, Inc., and dated April 17, 2014.
5. Substantial conformance with the Stonebrook Preliminary Plat Exhibit "D" and detailed
Sheet 2 of 4 encompassing Units 1 and 2, prepared by Land Vision Inc., dated January 7,
2005.
6. The additional home models referred to in this amendatory ordinance shall be restricted
to the 110 lots within Units 1 and 2 of Stonebrook Subdivision — specifically Lots 53-61,
66-74, 75-85, 86-89, 92-100, 120, 130-132, 146-148, 161-163, 168 and Parcel 25 within
Unit 1 as referenced within the Final Plat for Stonebrook Unit No. 1; and specifically
- 2 -
Lots 62-65, 133-145, 149-160, 164-167 and 169-192 within Unit 2 as referenced within
the Stonebrook Preliminary Plat Exhibit"D."
7. Homes with a garage forward orientation will be allowed on no more than 33 lots (30%)
within Units 1 and 2 of Stonebrook Subdivision.
8. Prior to the issuance of any additional building permits the developer or authorized
agents will be required to complete all subdivision improvements within the Subdivision
as outlined within the Permit Availability Letter prepared by the Community
Development Department and dated August 4, 2014.
9. 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. G44-05. 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
G44-05, 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.
r/.
David J. K.erain, �4ayor
Presented: June 24, 2015
Passed: June 24, 2015
Omnibus Vote: Yeas: 9 Nays: 0 .•`.�
Recorded: June 24, 2015 =:.
•Published: June 26, 2015 , ^� 2
f s_
Attest:
Kimberly Dewis, City Cl rk
- 3 -
May 4, 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 27-14, an application by Orleans Homes RHIL,
LP for a second amendment to the annexation agreement and amendment to the planned
development ordinances for Units 1 and 2 of the residential subdivision known as Stonebrook
Subdivision, located at 901 & 1000 Corron Road. The applicant proposes to develop 110 single-
family lots within Units 1 and 2 of Stonebrook Subdivision with single-family homes, some of
which are designed with front-entry forward oriented garages.
GENERAL INFORMATION
Petition Number: 27-14
Requested Action: Second Amendment to Annexation Agreement
Amendment to Ordinances No. G43-05, G44-05 and G23-06
Current Zoning: PSFR1 and PSFR2 Planned Single Family Residence Districts
Existing Use: Residential tVacant property)
Property Locations: Stonebrook Subdivision(901-1000 Corron Road)
Applicant and Owner: Orleans Homes RHIL, LP
Staff Coordinator: Sarosh Saher, AICP, Senior Planner
LIST OF EXHIBITS ATTACHED
A. Aerial/Location Map
B. Zoning Map
C. Parcel Map
D. Site Photos
E. Development Application and Attachments
F. Draft Ordinances
Exhibit A
Recommendation & Findings of Fact
Petition 27-14
May 4, 2015
BACKGROUND
An application has been filed by Orleans Homes RHIL, requesting an amendment to the annexation
agreement and the planned development ordinance for Stonebrook Subdivision. The properties that
are subject to this amendment are located within Units 1 and 2, at the northerly portion of the
subdivision, which is the portion that the developer currently controls.
Stonebrook Subdivision was annexed to the City of Elgin in 2005. The subdivision contains
approximately 317 acres of land. At the time of annexation, B & B Enterprises received approval to
develop the subdivision with 352 single family homes, 87 townhome units, and 94 acres of parks
and open space. In 2007, Ryland Homes acquired and received final plat approval for the 53 acres
east of Corron Road known as Cedar Grove. Ryland recently received approval to modify the
planned development from 46 townhomes on 8 lots to 25 single-family residential lots.
In 2014, Orleans Homes purchased the land area within Units 1 and 2 and is now proposing to
develop the single-family homes on these lots with 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 front-entry (street-facing)
garages to be recessed behind the primary elevation of a building.
FINDINGS
After due notice as required by law, the Planning&Zoning Commission conducted a public hearing
in consideration of Petition 27-14 on May 4, 2015. Testimony was presented at the public hearing in
support of the application. The Community Development Department submitted a Planned
Development Review to the Planning &Zoning Commission dated May 4, 2015.
Development within Stonebrook Woods Subdivision Units 1 and 2 is subject to Ordinances No.
G43-05, G44-05 and G23-06, which require that the garage location and orientation conform to the
requirements of the Far West Area Plan.
Orleans Homes is proposing five new home models for construction within Units 1 and 2 of the
subdivision. The garage location and orientation of the models are as follows:
1. Fordham(Two-story)—2,810 square feet—street-facing,recessed garage
2. Prescott(Two-story)—2,927 square feet—street-facing, forward-oriented garage
3. Essex (Two-story)—3,321 square feet—street-facing, recessed garage
4. Stirling(Two-story)—3,369 square feet—street-facing, forward-oriented garage
5. Stockton(Two-story)—3,384 square feet—street-facing, recessed garage
All but three lots within Units 1 and 2 of the subdivision are currently vacant. Orleans Homes has
completed the construction of a model home on Lot 68 in the Fordham design, and is currently in
the process of constructing two additional homes on speculation on Lots 71 and 72 in the Fordham
and Stockton designs.
2
Recommendation & Findings of Fact
Petition 27-14
May 4, 2015
I. Street-facing forward oriented garage configuration:
The garages for the "Prescott" and "Stirling" 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 facade 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 facade, 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. The "Fordham," "Essex" and "Stockton" models are designed to meet the
guidelines for garage location and orientation.
Orleans Homes' street-facing garages on the Prescott and Stirling models are forward of the main
portion of the house by 5 feet 8 inches and 6 feet respectively, 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. Orleans 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 within Shadow Hills and Copper Springs
Subdivisions, and more recently Meritus Homes within Highland Woods Neighborhood "F" to
construct homes with forward oriented garages.
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 Orleans 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 façade, provided the residence includes the following garage
modifications:
3
Recommendation & Findings of Fact
Petition 27-14
May 4,2015
Units 1 and 2 within Stonebrook Subdivision are approved with a total of 110 detached
single-family homes. Orleans Homes is requesting the departure to construct homes with
garages in a forward-orientation on no more than 33 lots (30%) within these two units. Two
of the five proposed home models will be constructed with garage garages no more than 6
feet closer to the street than the main residential facade.
The remaining three home models proposed within Units 1 and 2 are proposed to be
constructed with garages that are compliant with the garage orientation guidelines within the
Comprehensive Plan.
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. The Prescott will be designed with a 6'-8"
deep front porch and the Stirling will be designed with a 7 feet deep front porch.
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;
All garages including the models proposing a street-facing forward oriented garage will
be designed with garage doors simulated to look like two individual 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 is offering four elevation options per model for construction within the
subdivision. These options are known as the Homestead, Manor, Low Country and
Craftsman with the Homestead designed with a minimum number of architectural
features. To meet the requirement of the guidance, the developer is proposing to offer
only three of the four elevation options of the Prescott and Stirling models. These
elevation options — the Manor, Low County and Craftsman — will be designed with no
less than three required architectural features including the following:
1. The gable of all models will contain at least one of the following architectural
elements as the style of the home requires:
a. Decorative brackets included on at least one elevation of each model. Where
brackets are not included within the eaves of the roof, the windows within the
gable are designed with supportive brackets.
4
Recommendation & Findings of Fact
Petition 27-14
May 4, 2015
b. The windows included within the gable above the garage of all models will
be designed with trim and crown molding.
2. The portion of the elevations above the garage will be designed with gables
containing significant massing with living space above the garage, further reducing
the impact of the garage facing the street. Additionally, all models will contain
proportionally designed windows within the gables. These windows will take the
form of either one of the following:
a. Windows on a brick façade trimmed with a soldier course above the windows
b. Divided light windows in a configuration to match the style of the house
c. Decorative gable window with curved lintel feature and ornamental shutters
d. Grouped windows within a bay supported on decorative brackets
3. All models will additionally be designed with features including:
a. Minimum 8:12 roof pitch
b. Multiple natural materials including brick stone and siding
c. Board and batten pattern, craftsman style columns and porches supported on
columns of various styles
d. All window and door openings on all elevations constructed with minimum 4
inch trim.
e. All elevations constructed with minimum 4 inch corner boards
f. The cladding material for the side and rear elevation of each home product
constructed with either cement board siding or LP Smart Siding
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.
The developer is also proposing a three-car garage option with side-by-side bays on all
models. In all instances, the door(s) associated with the third bay will be recessed one foot
back from the doors associated with the first two bays. No departure from the three-car
garage door requirements is therefore required.
Finally, all models are also proposed to be offered with a side-loaded garage orientation. Again, in
all instances, the garage will be designed and oriented to provide access to parking bays via a side
entry, with driveway access not crossing in front of the main entry to the residence. Additionally, at
least one-third of the garage width will be located behind the facade of the residence. The elevation
of these side-entry garages will feature gable ends, roof lines, window fenestration and other
architectural elements that will match or complement those same design elements on the residence.
PLANNED DEVELOPMENT DEPARTURES AND EXCEPTIONS
As described above, the home builder is requesting departures from the garage-forward orientation
requirements of the 2005 Comprehensive Plan and Design Guidelines.
RECOMMENDATION
5
Recommendation & Findings of Fact
Petition 27-14
May 4, 2015
With respect to Petition 27-14 for the 110 lots located within Units 1 and 2 of Stonebrook
Subdivision, the Community Development Department and the Planning & Zoning Commission
recommend approval, subject to the following conditions:
1. Substantial conformance with the Petitioner's Application, Statement of Purpose, Consent
and Disclosure and attachments dated January 29, 2015.
2. Substantial conformance with the house plan exhibits prepared by Orleans Homes dated
February 3, 2015, for each model proposed as follows:
a. Fordham (Two-story) — 2,810 square feet (58'-0"x41'-0") — containing the Homestead,
Manor,Low Country and Craftsman elevation options.
b. Prescott (Two-story) — 2,927 square feet (50'-0"x41'-8") — containing the Manor, Low
Country and Craftsman elevation options. The Homestead elevation option will not be
permitted for construction within Units 1 and 2 of Stonebrook.
c. Essex (Two-story) — 3,321 square feet (50'-0"x4l'-0") — containing the Homestead,
Manor, Low Country and Craftsman elevation options.
d. Stirling (Two-story) — 3,369 square feet (50'-0"x52'-0") — containing the Manor, Low
Country and Craftsman elevation options. The Homestead elevation option will not be
permitted for construction within Units 1 and 2 of Stonebrook.
e. Stockton (Two-story) — 3,384 square feet (50'-0"x53'-0") — containing the Homestead,
Manor, Low Country and Craftsman elevation options.
3. Substantial conformance with the Final Plat of Subdivision for Stonebrook Unit No. 1 —
recorded on March 14, 2008. A final plat of subdivision for Unit 2 will need to be approved
prior to construction of homes within such unit.
4. Substantial conformance with the ALTA/ACSM Land Title Survey for Stonebrook Units 1
and 2 (referenced as Parcels 1 and 2 within such survey), prepared by Terra Technology
Land Surveying, Inc., and dated April 17, 2014.
5. Substantial conformance with the Stonebrook Preliminary Plat Exhibit "D" and detailed
Sheet 2 of 4 encompassing Units 1 and 2, prepared by Land Vision Inc., dated January 7,
2005.
6. The departure shall be restricted to the 110 lots within Units 1 and 2 of Stonebrook
Subdivision — specifically Lots 53-61, 66-74, 75-85, 86-89, 92-100, 12, 130-132, 146-148,
161-163, 168 and Parcel 25 within Unit 1 as referenced within the Final Plat for Stonebrook
Unit No. 1; and specifically Lots 62-65, 133-145, 149-160, 164-167 and 169-192 within
Unit 2 as referenced within the Stonebrook Preliminary Plat Exhibit"D."
7. Homes with a garage forward orientation will be allowed on no more than 33 lots (30%)
within Units 1 and 2 of Stonebrook Subdivision.
6
Recommendation & Findings of Fact
Petition 27-14
May 4, 2015
8. Prior to the issuance of any additional building permits the developer or authorized agents
will be required to complete all subdivision improvements within the Subdivision as
outlined within the Permit Availability Letter prepared by the Community Development
Department and dated August 4, 2014.
9. Compliance with all applicable codes and ordinances.
Therefore, the motion to recommend approval of Petition 27-14 was adopted.
Respectfully Submitted,
s/ Bob Siljestrom
Bob Siljestrom, Chairman
Planning&Zoning Commission
s/Dave Waden
Dave Waden, Secretary
Planning&Zoning Commission
7
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EXHIBITS Zoning Map N
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SITE LOCATION: EXHIBIT D
Stonebrook Subdivision — Units 1 and 2
Petition 27-14
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SITE LOCATION: EXHIBIT D
Stonebrook Subdivision — Units 1 and 2
Petition 27-14
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Site Pictures - 1
SITE LOCATION: EXHIBIT D
Stonebrook Subdivision — Units 1 and 2
Petition 27-14
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Model constructed on Lot 68 Model and spec. home
constructed on Lot 68 and Lot
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Site Pictures - 2