G53-15 Ordinance No. G53-15
AN ORDINANCE
AMENDING PSFR2 PLANNED SINGLE FAMILY RESIDENCE DISTRICT
ORDINANCE NO. G74-08
(100 Nesler Road—West Point Gardens South)
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. G74-08; and
WHEREAS, written application has been made to amend PSFR2 Planned Single Family
Residence District Ordinance No. G74-08 to permit the reconfiguration of the Preliminary Plat of
West Point Gardens Subdivision; and
WHEREAS, the developer intends to reconfigure the approved preliminary plat of the
southerly portion of the subdivision which was originally configured with rear, alley-loaded
garages and develop it with traditional street fronting single family lots; and
WHEREAS, after due notice in the manner provided by law the Planning & Zoning
Commission conducted public hearings concerning said application and has submitted its written
findings and recommendations; and
WHEREAS, the City Council of the City of Elgin, Illinois, has reviewed the findings and
recommendations of the Planning& 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 November 2, 2015, and the recommendations made by the Community Development
Department and 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. G78-04 entitled "An Ordinance Amending PSFR2
Planned Single Family Residence District Ordinance G6-05 —West Point Gardens Subdivision —
100 Nesler Road," passed on November 5, 2008, be and is hereby amended only as set forth in
this ordinance by amending Section 4G entitled Site Design, subparagraph 13 entitled
Supplementary Conditions through the addition of Subparagraph"g"to read as follows:
g. The Preliminary Plat for West Point Gardens shall be amended in substantial
conformance with the Preliminary Plat of West Point Gardens South prepared by
Manhard Consulting, Ltd., dated July 31, 2015 subject to the following conditions:
i. Substantial conformance with the Development Application, Statement of
Purpose and attachments prepared by John Luczynski of J. Edward Land,
LLC received on August 19, 2015. In the event of any conflict between
such documents and the terms of this ordinance or other applicable city
ordinances, the terms of this ordinance or other applicable city ordinances
shall supersede and control.
ii. Substantial conformance with the Preliminary Plat of West Point Gardens
South Sheets 1-3, prepared by Manhard Consulting Ltd, dated July 21,
2015.
iii. Substantial conformance with the Final Plat of Subdivision for West Point
Gardens South Phase 1, Sheets 1-2, prepared by Manhard Consulting Ltd,
dated July 31, 2015, contingent upon final revisions of the Community
Development Department, Engineering Department, Water Department
and Fire Department.
iv. Preliminary Engineering plans entitled "Proposed Improvements for West
Point Gardens South, Sheets 1-39, prepared by Manhard Consulting Ltd,
dated September 30, 2015, along with the Final Stormwater permit
application and Supplemental Drainage Calculations for West Point
Gardens South, also prepared by Manhard Consulting Ltd, dated
September 30, 2015.
v. 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. G74-08. 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
G74-08,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. / P.
•e4 Abfk,
David J. ::tai ayor
Presented: December 16, 2015
Passed: December 16, 2015 `,�� aF F4.
Omnibus Vote: Yeas: 9 Nays: 0 G:,, ,,RB xLUM, 0
Recorded: December 16, 2015 •
� 2
Published: December 17, 2015 - , .f
Attest:
(7fr��F F�
-</a/tt Kimberly Dewi , City Clerk
- 2 -
November 2, 2015
RECOMMENDATION & FINDINGS OF FACT
OF THE COMMUNITY DEVELOPMENT DEPARTMENT AND
THE PLANNING & ZONING COMMISSION
CITY OF ELGIN, ILLINOIS
Communits Degelopment Department Cite of Elgin, IL
OVERVIEW
J. Edward Land, LLC is requesting approval to reconfigure the approved preliminary plat of the
southerly portion of West Point Gardens subdivision which was originally configured with alley-
loaded garage lots and develop it with traditional street fronting single family lots. Traditional street
fronting single family lots are also an approved configuration elsewhere within the subdivision.
Fourteen lots will continue to remain configured with alley loaded garages as they back up to
similarly configured lots within the northerly phase of the subdivision.
GENERAL INFORMATION
Petition Number: 19-15
Requested Action: Fourth Amendment to Annexation Agreement
Amendment to Ordinances No. G74-08 and G07-05
Current Zoning: PSFR2 Planned Single Family Residence District
PCF Planned Community Facility District
Existing Use: Residential Subdivision
Property Location: 100 Nesler Road
Applicant J. Edward Land, LLC
Owner: West Point Gardens South, 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. Development Application and Attachments
Exhibit A
Recommendations and Findings of Fact Planning& Zoning Commission
Petitions 02-15 September 8,2015
F. Draft Ordinances
G. Related Correspondence
BACKGROUND
An application has been filed by J. Edward Land, LLC, requesting an amendment to the annexation
agreement and the planned development ordinances for properties located within the southerly
portion of West Point Gardens Subdivision.
West Point Gardens Subdivision was annexed and zoned in 2004. The subdivision consists of a mix
of single-family and townhouse residential neighborhoods, an 18 acre commercial area located to
the north with frontage along U.S. Highway 20, a 10.5 acre active park dedicated to the city and
passive open space. The development was granted a number of departures to allow for homes to be
developed using the principles of traditional neighborhood development which provided for front
porches on predominantly single family residences with attached rear-load garages accessed from
an alley. In keeping with these principles, the following departures from the policies and
recommendation of the 2000 Far West Area Plan were allowed:
1. Net density of 5.79 dwelling units per acre, which was greater than the maximum
recommended net density of 4 dwelling units per acre
2. Minimum lot area of 4,800 square feet which was less than the minimum recommended lot
area of 10,000 square feet
3. A townhome to single-family ratio of 27% which was greater than the 20% recommended
ratio
4. Minimum floor area for dwelling units starting at 1,787 square feet for 2-story single-family
dwellings (2,400 square recommended) and starting at 1,325 square feet for townhomes
(1,400 square feet recommended)
5. The east west collector (Gansett Parkway) was designed as a boulevard in return for a
departure from the 100 foot building setback for lots backing up to a collector road.
Additional departures from the setback requirements of the zoning ordinance were also granted to
accommodate the unique configuration of homes on the single-family lots.
Of the 471 residential lots approved within the development, 128 were configured for townhomes
and 334 were configured for single family residences. The original configuration of single-family
lots intended to be developed within the subdivision was as follows:
1. 40 foot wide lots with average lot dimensions of 40x121 (4,840 square feet). The lots were
provided access by means of an alley (motor court) that ran along the rear of these lots.
Attached garages were designed to face the alley thereby removing them from view of the
front elevation. These lots are typically referred to as"alley-loaded 40 foot wide lots"within
the subdivision.
2. 60 foot wide lots with average lot dimensions ranging from 60x125 (7,500 square feet),
60x126 (7,560 square feet) and 60x141 (8,460 square feet). The lots were also provided
access by means of an alley (motor court) that ran along the rear of these lots. Attached
garages were similarly designed to face the alley thereby removing them from view of the
2
Recommendations and Findings of Fact Planning& Zoning Commission
Petitions 02-15 September 8,2015
front elevation. These lots are typically referred to as "alley-loaded 60 foot wide lots"within
the subdivision.
3. 60 foot wide lots with average lot dimensions ranging from 60x125 (7,500 square feet) to
60x135 (8,160 square feet). The lots were provided access directly from the street by means
of driveways. Attached garages were designed to face the street but setback from the front
elevation of the house for a distance of between 2 feet and 10 feet, and in conformance with
the garage orientation guidelines contained within the Far West Area Plan. These lots are
typically referred to as"traditional street-loaded 60 foot lots"within the subdivision.
In 2008, the annexation agreement and planned district ordinances were amended to allow the
developer to construct additional single-family residential product within the subdivision. In 2009,
the annexation agreement and planned development ordinances were further amended to allow the
developer to offer single-family residences known as"detached townhomes"within the areas zoned
for multiple family residence development, to respond to customer requests for single family homes
with the benefits of maintenance-free townhouse living.
Since the approval of the development in 2004, the areas north of Gansett Parkway, referred to as
Phase 1 have been platted and developed by the original developer West Point Builders. However,
due to the recent downtown in the economy, the areas south of Gansett Parkway have remained
undeveloped to date.
Current Proposal
Phase 2 of West Point Gardens,primarily located to the south of Gansett Parkway and referred to as
"West Point Gardens South," was preliminarily platted with 124 alley-loaded 40 foot wide lots, 32
alley-loaded 60 foot wide lots and 50 traditional street-loaded 60 foot wide lots.
The current owner of the property, wishes to amend the land plan of a portion of Phase 2 as follows:
1. Reconfigure the 124 alley-loaded 40 foot wide lots located south of Gansett Parkway. Of the
124 lots, 14 lots will continue to remain configured with alley loaded garages as they back
up to similarly configured lots within the northerly phase of the subdivision while the
remaining 110 lots will be reconfigured to create 90 traditional street-loaded 63 foot wide
lots.
2. Reconfigure the 32 alley-loaded 60 foot wide lots to create 28 traditional street-loaded 63
foot wide lots.
The proposed 63 foot wide lots will largely be similar to the "traditional street-loaded 60
foot wide lot" configuration found elsewhere in the subdivision. It should be noted that such
configuration is already present along the westerly extent of the phase, developed along
Snowdrop Lane.
3. Allow the 50 traditional street-loaded 60 foot wide lots to remain as originally configured in
the preliminary plat.
Approval of this amendment to the preliminary plat requires an amendment the planned
development ordinances and annexation agreement of the subdivision requiring a public hearing
with city council approval.
3
Recommendations and Findings of Fact Planning&Zoning Commission
Petitions 02-15 September 8, 2015
"West Point Gardens South" is proposed to be developed in three phases as follows:
1. Phase 1 —consisting of 36 traditional street-loaded 63 foot wide lots with an average lot area
of 8,127 square feet and located immediately south of Gansett Parkway and West of Nesler
Road. This area is slated for immediate development following the approval of a fmal plat.
This phase will also include the completion of the east-west road that will allow Marigold
Drive that is currently improved within Tall Oaks Subdivision to the west to extend to its
ultimately intended intersection with Nesler Road along the easterly boundary of the
subdivision.
2. Phase 2 — consisting of the 14 alley-loaded 40 foot lots backing up to similarly configured
lots within the subdivision and 68 traditional street-loaded 63 foot wide lots with an average
lot area of 8,127 square feet.
3. Phase 3 — consisting of the remaining 50 traditional street-loaded 60 foot wide lots as
originally configured in the preliminary plat.
FINDINGS ON THE STANDARDS FOR PLANNED DEVELOPMENTS
The Planning & Zoning Commission finds that the proposed reconfiguration of lots is in
conformance with the Planned Development provisions contained within Chapter 19.60 of the Elgin
Municipal Code as amended.
The size of the reconfigured lots is consistent those already developed within other portions of the
subdivision. Setbacks from lots lines will vary from what was approved in the current PSFR2
Planned Single Family Residence District. Setbacks for the proposed reconfigured lots is as follows:
• Building Setback from Street lot line— 15 feet(10 feet currently allowed)
• Building Setback from Side lot line—6 feet with a combined setback of 12 feet(0' currently
allowed with a combined setback of 10 feet)
• Building Setback from Side Street lot lines (Corner lots)
o 10 feet for lots fronting onto internal streets(10 feet currently allowed)
o 20 feet for lots fronting onto collector streets — Marigold and Gansett Parkway (10
feet currently allowed from the 15 foot wide buffer yard)
The residential products will be similar to the quality of the single family homes currently being
offered within the subdivision with respect to street loaded garages, traditional roof pitches and
architectural features including full and partial width front porches with columns, handrails,
brackets and ornamental details. Previously approved building materials include the use of"Smart"
siding or brick on the front elevations and"Smart" siding and trim on readily visible side elevations.
Vinyl siding is allowed on the rear and interior elevations that are not readily visible.
PLANNED DEVELOPMENT DEPARTURES AND EXCEPTIONS
No departures from the requirements of the zoning ordinance or the planned development ordinance
requirements are being requested at this time.
4
Recommendations and Findings of Fact Planning& Zoning Commission
Petitions 02-15 September 8,2015
RECOMMENDATION
With respect to Petition 19-15 for the reconfiguration of the land plan of West Point Gardens South,
the Planning&Zoning Commission recommends approval subject to the following conditions:
1. Substantial conformance with the Development Application, Statement of Purpose and
attachments prepared by John Luczynski of J. Edward Land, LLC received on August 19,
2015.
2. Substantial conformance with the Preliminary Plat of West Point Gardens South, Sheets 1-3,
prepared by Manhard Consulting Ltd,dated July 21, 2015.
3. Substantial conformance with the Final Plat of Subdivision for West Point Gardens South
Phase 1, Sheets 1-2, prepared by Manhard Consulting Ltd, dated July 31, 2015, contingent
upon final revisions of the Community Development Department, Engineering Department,
Water Department and Fire Department.
4. Preliminary Engineering plans entitled "Proposed Improvements for West Point Gardens
South, Sheets 1-39, prepared by Manhard Consulting Ltd, dated September 30, 2015, along
with the Final Stormwater permit application and Supplemental Drainage Calculations for
West Point Gardens South, also prepared by Manhard Consulting Ltd, dated September 30,
2015.
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 seven(7)yes and zero (0)no:
Respectfully Submitted,
s/Robert Siljestrom
Robert Siljestrom,Chairman
Planning&Zoning Commission
s/ Sarosh Saher
Sarosh B. Saher,AICP, Secretary
Planning&Zoning Commission
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Map prepared by City of Elgin 0 90 180 360 540 72Feet
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Legend
PSFRr1
g Residence Conservation 1 e
Residence Conservation 2 PMFR
Residence Conservation 3
Planned Residence Conservation p '�.,,
Single Family Residence 1 ,
Single Family Residence 2 .,
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Planned Sngle Family Res dance 2 , ,'
Two ple Family Residence ,, . , ,
Multiple Fa Residence
Planned Multiple Family Residence PCF �,� ., �,.
Residence Business ♦'+ ,,,,
Planned Residential Business r
Neighborhood Business a ,, ,,,• ,
Planned Neighborhood Business Qlt ,�� •, �, ,,,
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Center City 1 . w,, ■ ,♦
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Office Research Industrial
Planned Office Research Industrial .� -,�,
General Industrial . , � PCF
Planned General Industrial `,'* :QX\
Commercial Industrial
Planned Community Facility PCF+ ♦ PSFR2
Community eserva . .,
MFox River Preservatbn PCF 4
Planned Center City 2 �
=Planned Single Family Residence 1 ♦.
..401.i: Planned Two Family Residence
EXHIBIT B Zoning Map N
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Perspective View
SITE LOCATION EXHIBIT
West Point Gardens South
Petition 19-15
View of property from Nester Road
View of property Gansett Parkway
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View of surrounding property from Gansett Parkway
Site Pictures - 1
SITE LOCATION EXHIBIT
West Point Gardens South
Petition 19-15
View looking west from property along Snowdrop Lane
View looking north from property View looking north along
Snowdrop Lane
Site Pictures - 2