G63-18 Ordinance No. G63-18
AN ORDINANCE
AMENDING ORDINANCE NO. G2-08 WHICH AMEN l ED ORDINANCE NO. G15-04
CLASSIFYING TERRITORY IN THE PCF PLANNED CO MUNITY FACILITY DISTRICT
(Tall Oaks Subdivision Unit I)
WHEREAS, the property herein has previously been . exed to the City of Elgin; and
WHEREAS,the property has previously been classifie I in the PCF zoning district pursuant
to Ordinance No. G15-04, as amended in its entirety by Ordin: ce No. G2-08; and
WHEREAS, a written application has been made to reclassify certain property legally
described herein (the "Subject Property") from PSFR2 Plann:d Single Family Residence District
to PCF Planned Community Facility District established by ordinance No. G15-04, as amended
in its entirety by Ordinance No. G2-08; and
WHEREAS, after due notice in the manner provide. by law the Planning and Zoning
Commission conducted a public hearing on September 10, 20 8 concerning said application; and
WHEREAS, the Community Development Depart ent and the Planning and Zoning
Commission have submitted their written Findings of Fac' and recommend approval of said
application, subject to the conditions articulated below; and
WHEREAS, the City Council of the City of Elgin, Ill nois, has reviewed the findings and
recommendations of the Community Development Depart ent and the Planning and Zoning
Commission; and
WHEREAS,the City of Elgin is a home rule unit and s a home rule unit may exercise any
power and perform any function pertaining to its government and affairs; and
WHEREAS, zoning, including, but not limited t 1, this ordinance granting a map
amendment from PSFR2 Planned Single Family Residence II istrict to PCF Planned Community
Facility District pertains to the government and affairs of the city.
NOW, THEREFORE, BE IT ORDAINED BY THE I ITY COUNCIL OF THE CITY OF
ELGIN, ILLINOIS:
Section 1. That the City Council of the City of lgin hereby adopts the Findings of
Fact,dated September 10, 2018, and the recommendations m:de by the Community Development
Department and the Planning and Zoning Commission, a c py of which is attached hereto and
made a part hereof by reference as Exhibit A.
Section 2. That Ordinance No. G2-08 previousl adopted by the City Council of the
City of Elgin and classifying the property described therein in the PCF Planned Community
Facility District is hereby amended as follows:
A. Section 1 of Ordinance No. G2-08 is hereb amended by adding the following
thereto:
That Chapter 19.07, Section 19.07.600 en itled 'Zoning District Map' of the
Elgin Municipal Code, 1976, as amended, be and the same is hereby further
amended by adding thereto the following al ditional paragraphs:
"The boundaries herein before laid out n the `Zoning District Map', as
amended, be and are hereby altered b including in the PCF Planned
Community Facility District, establishes by Ordinance No. G2-08, the
following additional described property:
Those areas on the attached Zoning Exhi s it Tall Oaks Unit 3 Elgin, Illinois,
prepared by Mackie Consultant„ LLC, d.ted August 24, 2018, last revised
August 29, 2018, designated thereon in the PCF Planned Community Facility
District"
B. Section 2. G. of Ordinance G2-08, which egulates "Site Design" in the PCF
Planned Community Facility District of the subject property,is hereby amended
to include the following additional conditi s ns within this PCF zoning district:
4. Substantial conformance to the Develop ent Application submitted by Tall
Oaks Investment, LLC c/o Richard Gue and and D. R. Horton, Inc.-Midwest
c/o Omar A. Rodriguez Caballero or Danielle Dash, as applicants and
property owners, received May 15, 2018, and supporting documents
including:
a. Undated First Amendment to ' ider Statement of Purpose and
Conformance Amendment to Ann•xation Agreement and to existing
Planned Development Districts, rec;ived September 6, 2018;
b. Proposed Temporary Sales and M. keting Signage Plan, dated October
10, 2018, received October 19, 201 :, and undated representative model
sales signage package, prepared by Parvin-Clauss Sign Company,
received October 19, 2018;
c. ALTA/ACSM Land Title Survey, prepared by Mackie Consultants,
LLC, dated March 23, 2015, last re ised February 3, 2016;
d. Zoning Exhibit Tall Oaks Unit 3,pr-pared by Mackie Consultants, LLC,
dated August 24, 2018, last revised • ugust 29, 2018;
e. Final Plat of Subdivision Tall 1I aks Unit 3, prepared by Mackie
Consultants, LLC, dated May 11, 2018, last revised October 30, 2018;
f. Landscape Plan Tall Oaks Unit 3, prepared by Gary R. Weber
Associates, Inc., dated May 8, 201 :', last revised November 12, 2018;
g. Final Engineering Plans for Tall I aks - Unit 3 city of Elgin, Illinois,
prepared by Mackie Consultants, L C, dated May 10, 2018, last revised
November 26, 2018;
2
h. Storm Sewer Ownership Exhibit all Oaks-Unit 3 Elgin, Illinois,
prepared Mackie Consultants, LLC, i ated September 18, 2018.
In the event of any conflict between such documents and the terms of this
ordinance or other applicable city ordin. ces, the terms of this ordinance or
other applicable city ordinances shall sus ersede and control.
Section 3. The provisions of this ordinance shall .pply to the portion of the subject
property legally described in and subject to the terms of the .econd Amendment to Annexation
Agreement for the subject property.
Section 4. That this ordinance shall be in full fo e and effect immediately after its
passage in the manner provided by law.
6W
David J. Kap , n, M yor
Presented: December 5, 2018
Passed: December 5, 2018
Vote: Yeas: 8 Nays: 0
T d
Recorded: December 5, 2018 ''►* '�_ _ '�
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Published: December 7, 2018 J •
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Kimberly ,Dewi it Clerk • �... �
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EXHIBIT A
September 10, 2018
RECOMMENDATION & FINDINGS OF FACT
•
OF THE COMMUNITY DEVELOPMENT DEPARTMENT AND
THE PLANNING & ZONING COMMISSION
CITY OF ELGIN, IL
OVERVIEW
Provided herein are the written findings and recommendation of the Community Development
Department and the Planning& Zoning Commission regarding Petitions 18-, 19-, 20-, and 21-18
an application by Tall Oaks Investment, LLC do Richard Guerard(Unit 3)and D.R. Horton,Inc.-
Midwest do Omar A. Rodriguez Caballero or Danielle Dash (Unit 5), as applicants and property
owners, are requesting further amendment to the annexa ion agreement, a map amendment
(specifically further amending the planned development ordinances), an amendment to the
preliminary plat, and final plat and final engineering approval for Unit 3 and Unit 5 of Tall Oaks
Subdivision, all at the property commonly referred to as 101 Russell Road. The property is zoned
PSFR2 Planned Single Family Residence District, PCF Planned Community Facility District and
PMFR Planned Multiple Family Residence District.
GENERAL INFORMATION
Petition Number: 18-, 19-, 20-, and 21-18
Property Location: 101 Russell Road
Requested Action: Amendment to the Annexation Agreement, Map Amendments to
PSFR2 Ordinance No. G01-08, PCF Ordinance No. G2-08, and
PMFR Ordinance No. G3-08,Preliminary and Final Plats for Unit 3 •
and Unit 5
Current Zoning: PSFR2 Planned Single-Family Residence District,
PMFR Planned Multiple-family Residence District, and
PCF Planned Community Facility District
Proposed Zoning: New PSFR2 Planned Single-Family Residence District,
PMFR Planned Multiple-family Residence District, and
PCF Planned Community Facility District
Existing Use: Vacant, undeveloped
Proposed Use: Single-family residences, Multiple-family residences, and open
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Recommendation& Findings of Fact
Petition 18-, 19-, 20-, and 21-18
September 10, 2018
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space
Applicant: Tall Oaks Investment, LLC and D.R. Horton, Inc.-Midwest
Owner Tall Oaks Investment, LLC and D.R. Horton, Inc.-Midwest
Staff Coordinator: Damir Latinovic,AICP, Senior,Planner
Exhibits Attached: A. Aerial/Location Map
B. Zoning Map
C. Parcel Map
D. Site Location
E. Development Application and Attachments
F. Draft Ordinances and Resolutions
BACKGROUND
•
Tall Oaks Investment,LLC do Richard Guerard(Unit 3)and D.R.Horton,Inc.-Midwest do Omar •
A. Rodriguez Caballero or Danielle Dash (Unit 5), as applicants and property owners, are
requesting further amendment to the annexation agreement,a map amendment(specifically further
amending the planned development ordinances), an amendment to the preliminary plat, and final
plat and final engineering approval for Unit 3 and Unit 5 of Tall Oaks Subdivision, all at the
property commonly referred to as 101 Russell Road.
The 201.37-acre Tall Oak subdivision is generally located south of US Route 20 and east of Russell
Road. On the east, the subdivision is adjacent to the West Point Gardens subdivision. Areas
adjacent to the north,west and south of the subdivision remain unincorporated Kane County.Areas
to the north and west are generally vacant and used for farming with several single-family homes
located immediately to the north along Russel Road, while the Montague Forest single-family
home subdivision is located adjacent to the south. •
Tall Oaks subdivision was annexed to the City in 2004.At the time of annexation,the subdivision
was approved for a total of 323 single-family homes(1.65 du/acre)with several open space areas.
In 2008, as part of the first amendment to the annexation agreement, 5.3 acres of land were added
to the subdivision, and the approval was amended to include a total of 101 townhomes and 305
single-family homes (2.01 du/acre). The applicants are seeking further amendment to facilitate •
development in the last remaining Unit 3 and Unit 5 (Units 1, 2, and 4 are under construction),
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Recommendation & Findings of Fact
Petition 18-, 19-,20-, and 21-18
September 10, 2018
which would increase the total number of townhomes to 123 .1 d the total number of single-family
homes to 334 (2.26 du/acre). This density remains well und- the amount recommended by the
comprehensive plan(2.5 to 3.0 du/acre).
214-17144t. 411*-
UNIT 3 •
UNIT 5 �� •
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4111 ,
4541 ,.,
Figure 2. Plan for Tall Oaks Subdivision following th• 2008 amendment
Tall Oaks Unit 3
The applicant requests final approval for 36.9-acre, Unit of Tall Oaks Subdivision with an
increase in the number of single-family homes from the p -viously approved 77 single-family •
home lots to 106 single-family lots. Unit 3 also includes se en outlots (9.1 acres) of parks and
open space for stormwater management. This amount inclu s es Outlot 113 (47,824 square feet)
along US Route 20 that is plated as an outlot for future •nveyance to Illinois Department of
Transportation(IDOT)for US Route 20 widening.The intern.1 street layout is substantially similar
to the previously approved layout, but is improved to provid- better connectivity to Unit 5 to the
west.
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Recommendation& Findings of Fact
Petition 18-, 19-,20-, and 21-18
September 10, 2018
GENERAL NOTES
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Figure 3. Tall Oaks Unit 3 Landsca•=Plan
The proposed single-family home lots in Unit 3 are smaller the the previous approval to make the
project more feasible and to meet the current market demana for smaller homes. That being said,
the proposed lots are still bigger than the single-family lots i mediately to the east in West Point
Gardens (60-foot wide lots) and are the same size as the sin: e-family lots in West Point Gardens •
South.
The typical lot size in Unit 3 would be 63 feet wide by 11: feet long (7,434 square feet). The
previously approved lot size, which is found in Unit 1 and U i it 2 south of Gansett Parkway, is 80
feet wide by 125 feet deep(10,000 square feet).As a result o i the narrower lots,the proposed side
yard setbacks are reduced from ten feet to six feet. More imp.rtantly though, the homes in Unit 3 -
would maintain the same minimum street yard setback of 25 eet and minimum rear yard setback
of 30 feet as was previously approved and what is found in e isting Units 1 and 2.
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Recommendation & Findings of Fact
Petition 18-, 19-, 20-, and 21-18
September 10,2018
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A summary of the proposed changes to the lot sizes and site design regulations are provided in the
table below:
Requirement Previously approved PSFR2 Proposed PSFR2 District for
District(existing Unit 1 and Unit 3
Unit 2)
Lot Area Min. 10,000 sq. ft. 7,434 sq. ft.
(12,000 sq. ft. corner lot) (9,676 sq. ft. corner lot)
Lot Width Min. 75 ft. 63 ft.
(90 ft. corner lot) (82 ft. corner lot)
Street Setback 25 ft. 25 ft.
Rear Setback 30 ft. 30 ft.
Side Setback 10 ft. 6 ft.
Interior Setback 10 ft. 6 ft.
Combined Side 20 ft. 12 ft.
Setback
A new PSFR2 Planned Single Family Residence District wo d be established for Unit 3 to reflect
the new lot size and site design requirements. The proposed parks and open space areas would be
zoned the same PCF Planned Community Facility District found in other parts of the subdivision
in Unit 1 and Unit 2. Public sidewalks, street trees, and street lights are provided as required by .
the subdivision ordinance,and a ten-foot wide,multi-purpose trail is provided along US. Route 20
terminating at the east and west property lines for future connections on adjacent properties.
Tall Oaks Investment, LLC has not identified a specific builder or specific model homes for Unit
3.At the time of building permit review for the construction of the single-family homes in Unit 3,
staff will review the proposed model plans and elevations to ensure they conform to the 2018
Comprehensive Plan and Design Guidelines for the Elgin's Growth Area(formerly known as the
Far West Area of Elgin). If the model home floor plans or elevations do not conform to the design
guidelines, the plans would have to be reviewed by the Planning and Zoning Commission with
final approval by the City Council as an amendment to the approved annexation agreement and
planned development plans. Figure 4 (below)provides an example of homes built in Elgin on 63-
foot wide lots. These houses are currently under construction by M/I Homes in the West Point •
Gardens South subdivision and conform to the city design : 'delines.
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Recommendation& Findings of Fact
Petition 18-, 19-,20-, and 21-18
September 10, 2018
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Figure 4. Representative elevations of homes on 63-fot wide lots currently under construction by M/I Homes in
West Point Gardens South Subdivison
Tall Oaks Unit 5
The proposed 10-acre, Unit 5 of Tall Oaks Subdivision would include 86 townhomes in 16
buildings whereas the previously approved plan for Unit 5 included 65 units in 12 buildings. The
developer for Unit 5, D.R. Horton Inc., is constructing townhomes in Unit 4 of Tall Oaks
Subdivision, immediately to the west. As such, the townhomes in Unit 5, which meet the
residential guidelines of the recently adopted 2018 Comprehensive Plan, would be the same as
those constructed in Unit 4.
The proposed buildings are a mix of 4-, 5-, and 6-unit buildings with rear-loading, attached,two-
car garages for each unit. All buildings and units would face public streets and would maintain the
same street setback as in Unit 4. The attached rear garages would be accessed from private
driveways. Extensive landscaping is provided throughout the neighborhood to screen the internal
driveways and to provide a buffer to the single-family home neighborhood (Unit 3) to the east.
Unit 5 also includes a dog park on the north end of the subdivision as an amenity for the residents
of Tall Oaks Subdivision.
Because of smaller unit sizes and a more-efficient overall site plan, the amount of open space
proposed is more(and the amount of impervious surface is less than)that amount provided in 2008
amendment.
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Recommendation& Findings of Fact
Petition 18-, 19-,20-, and 21-18
September 10, 2018
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Figure 5.Proposed townhome building Unit 5
The proposed townhomes meet all requirements of PMFR 'lanned Multiple Family Residence
District established by Ordinance G3-08 and the layout oft e townhome buildings is consistent •
with the layout of the recently completed townhomes in Unit 4 adjacent to the west.
The Community Development Department offers the followi g additional information:
A. Property History. Tall Oaks Subdivision property as annexed to the city in 2004. The
196.07-acres of land were zoned PSFR1 Planned Sin:, e Family Residence District(estate
home portion), PSFR2 Single Family Residence Dis n 'et (conventional homes), and PCF
Planned Community Facility District for several par s and open space. The subdivision
was approved for 323 single-family homes with a de sity of 1.65 du/acre.
In 2008, a 5.3-acre vacant property adjacent to the orth was annexed and added to the
subdivision. At that time, Unit 4 and Unit 5, which ere previously approved for single •
-
family homes, were rezoned to PMFR Planned M ltiple-Family Residence District to
allow a total of 101 townhome units.The rezoning als 1 resulted in the loss of some single-
family home lots. With the approved changes, the su m division was planned to have a total
of 305 single-family homes and 101 townhome units (406 units total with density of 2.01
du/acre).
To date, 111 single-family homes and four townhous: buildings have been completed.
B. Surrounding Land Use and Zoning. The properti es to the south and east are zoned
PSFR2 Planned Single Family Residence District an. PCF Planned Community Facility •
District. The properties to the east are part of West 'oint Gardens Subdivision, while the
properties to the south are part of Tall Oaks Subdivis'in(Units 1 and 2). The properties to
the west and to the north are located in unincorporat.d Kane County. Most properties are
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Recommendation& Findings of Fact
Petition 18-, 19-, 20-, and 21-18
September 10,2018
used for agricultural purposes with several single-f. ily residences on large lots while
several commercial uses are located along US Route ►0.
C. Comprehensive Plan. The portion of the subject props erty proposed to be developed with
single-family homes in Unit 3 is designated as Singl--Family Detached by the City's new
Comprehensive Plan and Design Guidelines adopted I y the City Council on July 11,2018.
On the Residential Area Framework Plan, Unit 3 is designated as Single Family
Neighborhood.
The single-family detached land use includes small- lot, single-family home lots typical •
of eastern and central portions of the City as well as 1. ger estates in more rural portions of
the City's western Growth Area. Within Elgin's 0 istoric core, isolated single-family
attached and small scale multi-family development ay occur as a complement to single-
family development, but should respect the scal-, intensity, and character of the
surrounding neighborhood. Densities should range ern 1.5 to 6.5 du/ac. However, more
specifically, densities within the Residential Core ar-a identified on the Residential Areas
Framework Plan should range from 4.0 to 6.5 d ac; densities within Single-Family
Neighborhood should range from 2.5 to 3.0 du/ac; . d densities within the Growth Area
Residential area should range from 1.5 to 2.5 du/ac. The density of Unit 3 alone is 2.87
du/acre.
Unit 5 is designated as Single-Family Attached by e City's new 2018 Comprehensive
Plan and Design Guidelines. On the Residential Area ramework Plan,Unit 5 is designated
as Single Family Attached/Multi-Family.
Single-Family Attached land use includes structur, containing multiple single-family
dwellings,each sharing a common wall with at least o e adjacent dwelling.These typically
comprise two-unit townhome and duplex units, but ultiple unit rowhomes and triplexes
are also common in Elgin. Single-family attach- development provides affordable
housing options for young families as well as em s y—nesters looking to downsize but
remain within the Elgin community. Single-family . ached development can be used to
buffer single-family detached residential areas from more intense commercial or multi-
family developments. This land use can also be use• to increase the number of residents
living in areas well served by infrastructure and co munity assets such as Downtown
Elgin. Densities should range from 4 to 20 du/ac. D.velopment on the lower end of this
range will consist primarily of duplexes, and develo I ment toward the higher end of this
range will be townhouses within the downtown an. sr near mass transit. The density of
Unit 5 alone is 8.6 du/acre.
•
The overall density for the Tall Oaks Subdivision wo ld increase from 2.01 du/acre to 2.26
du/acre.
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Recommendation& Findings of Fact
Petition 18-, 19-,20-, and 21-18
September 10,2018 •
D. Zoning District. The property is zoned PSFR2 Plann a Single Family Residence District
by Ordinance No. G1-08,PCF Planned Community F.cility District by Ordinance No.G2-
08, and PMFR Planned Multiple-Family Residence D strict by Ordinance No. G3-08.
The purpose and intent of the PSFR2 District isto irovide a planned urban residential
environment of standardized moderate density for single-family detached dwellings,
subject to the provisions of Chapter 19.60 Planned D.velopments of the Elgin Municipal
Code, 1976, as amended. The PSFR2 District is mist similar to, but departs from the
standard requirements of the SFR2 Single Family Re i'dential District.
The purpose and intent of the PCF District is to provi a e a planned environment for various
types of community facilities, subject to the pro isions of Chapter 19.60 Planned
Development, of the Elgin Municipal Code, 1976, . amended. In general, community
facilities provide governmental, recreational, educa onal, health, social, religious, and
transportation services to the community on for pro t or a not for profit basis. The PCF
District is most similar to, but departs from the standard requirements of the CF
Community Facility District.
The purpose and intent of the PMFR District is to .rovide a planned urban residential
environment of the lowest standardized density for a ultiple family detached dwellings,
subject to the provisions of Chapter 19.60 Planned D-velopments of the Elgin Municipal •
Code, 1976, as amended. The PMFR District is Ina st similar to, but departs from the
standard requirements, of the MFR Multiple Family Nesidential District.
E. Trend of Development. The subject property is locaied in the City's Established Growth
Area and Primary Growth Area. Most undevelop-• areas, or areas formerly used for
farming purposes have, upon annexation to the City, been developed with single-family
residences or townhome residences, except for a de eloping commercial corridor along
U.S. Route 20 near Nesler Road. All surrounding pro s erties are currently developed or are
zoned for single-family residential developments.The II roposed development of Unit 3 and
Unit 5 of Tall Oaks Subdivision is consistent with 20 8 comprehensive plan.
FINDINGS
After due notice as required by law, the Planning & Zoni g Commission conducted a public
hearing in consideration of Petition 18, 19-, 20-, and 21-18 an September 10, 2018. Testimony
was presented at the public hearing in support of and aga. .t the application. The Community
Development Department submitted a Planned Developm- t Amendment Review and Written
Findings &Recommendation to the Planning&Zoning Com ission dated September 10, 2018.
The Community Development Department and the Planning & Zoning Commission have made
the following findings regarding this application against t e standards for map amendments
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Recommendation & Findings of Fact
Petition 18-, 19-,20-, and 21-18
September 10, 2018
outlined within § 19.55.030, and the standards for plann:I developments outlined within §
19.60.040:
STANDARDS FOR MAP AMENDMENTS AND PLAN ED DEVELOPMENTS
For consideration by the Planning & Zoning Commissi on, the Community Development
Department offers the below findings regarding the applica on against the standards for a map
amendment outlined within § 19.55.030, and a planned development outlined in § 19.60.040:
A. Site Characteristics Standard. The suitability oft -e subject property for the intended
zoning district with respect to its size, shape, sig ificant natural features including
topography, watercourses and vegetation and existin, improvements.
Findings. The subject property is suitable for the int nded zoning district with respect to
its size, shape, significant features including topogr.phy, watercourses, vegetation, and
existing improvements.The Units 3 and 5 of Tall Oak• Subdivision are approximately 46.8
acres in area. This portion of Tall Oaks Subdivision s generally flat with little elevation
change. An existing stormwater detention facility is located on the northeast portion of
Unit 3 that would be modified and continue to s- e the subdivision for stormwater
management purposes. The area is vacant and does of include any significant trees or •
vegetation. With no existing improvements, the area i. well suited for the proposed Unit 3
and Unit 5 of Tall Oaks Subdivision with appropriate connections to the other portions of
subdivision.
B. Sewer and Water Standard.The suitability of the su• Sect property for the intended zoning
district with respect to the availability of adequate M nicipal water, wastewater treatment
and stormwater control facilities.
Findings. The subject property is suitable for the int: ded zoning district with respect to
the availability of adequate water, sanitary treatmen . and storm water control facilities.
The applicant will install all necessary water, storm ater, and sanitary sewer facilities.
New water service lines will be provided within the street rights-of-way to service the
proposed single-family homes and townhomes. An e isting stormwater detention facility
that services the subdivision is located immediat.ly north of the proposed Unit 5
subdivision,and an existing stormwater detention faci ity is located in the northeast corner
of the proposed Unit 3 subdivision. The two stormw:ter facilities would be modified to
adequately serve the proposed subdivisions in additio l to other stormwater facilities south .
of Gansett Parkway that serve the remainder of Tall Oaks Subdivision. Importantly, the
amount of impervious surface within the Unit 5 is les than that amount approved in 2008.
C. • Traffic and Parking Standard. The suitability of t e subject property for the intended
zoning district with respect to the provision of sa - and efficient on-site and offsite
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Recommendation& Findings of Fact
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Petition 18-, 19-, 20-, and 21-18
September 10,2018
vehicular circulation designed to minimize traffic co gestion.
1. Nonresidential land uses should be located ce tral and accessible to the area or
population served without requiring traffic mov• ents through or into a residential
neighborhood. Nonresidential land uses shoul, not be located within residential
neighborhoods, but on their periphery as defined •y the "arterial street"[SR]system.
2. The number of locations for vehicular access to o om a public right of way should be
limited to those which are necessary for the r•asonable use of the property and
consistent with current traffic engineering stan ards. Property with two (2) street
frontages should not be permitted access to or fro- the street with the higher degree of
continuity within the overall street system or wit' the higher traffic volume. With the
exception of residential driveways, locations for ehicular access to or from a public
right of way should be aligned directly opposite • isting or approved locations across
the street.
Findings. The subject property is suitable for the intended zoning district with respect to
the provision of safe and efficient on-site and of s.te vehicular circulation designed to
minimize traffic congestion.
The proposed Unit 3 and Unit 5 subdivisions have ultiple points of access to Gansett
Parkway,which is a collector road, connecting to Nes er Road to the east and Russell Road
to the west.Neither Unit 3 nor Unit 5 have direct acce s to Route 20. All surrounding roads
can absorb the additional traffic anticipated from the dditional 29 single-family homes in
Unit 3 and additional 21 townhomes within the proposed Unit 5. Recall that,in November
2015, the City approved an amendment in West P o int Gardens South subdivision that
reduced the number of single-family homes by 24.
Tall Oaks subdivision and the surrounding area wil continue to function with safe and
efficient on-site and off-site vehicular circulation with minimum traffic congestion.
Roadway impact fees required by both Kane County = d the city will be collected to fund
future roadway improvements at the time of Building permit review for each
home/townhome.
All single-family homes and townhomes would hav- at least two garage parking spaces
with additional parking available in the driveways. I'arking for all proposed residential
dwelling units will be provided in conformance with e zoning ordinance requirements.
D. Zoning History Standard. The suitability of the sub ect property for the intended zoning
district with respect to the length of time the property as remained undeveloped or unused
in its current zoning district.
Findings. The subject property is suitable for the int• ded zoning district with respect to
the length of time the property has remained undevel.ped or unused in its current zoning
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Petition 18-, 19-, 20-, and 21-18
September 10, 2018
district. The majority of proposed Unit 3 and Unit 5 ere annexed in 2004. A small 5-acre
portion of the proposed Unit 5 was annexed in 2008 hen it was added to the subdivision. .
The property has never been developed. Prior to the . exation to the City of Elgin, the
Unit 3 and Unit 5 areas were used for agricultural pu 'oses.
E. Surrounding Land Use and Zoning Standard. The ,uitability of the subject property for
the intended zoning district with respect to consisten and compatibility with surrounding
land use and zoning. •
Findings. The property is suitable for the intend-a zoning district with respect to
consistency and compatibility with surrounding land uses and zoning. Most surrounding
properties have been developed with single-family omes upon annexation to the city,
except for a developing commercial corridor along U S. Route 20 near Nessler Road. Tall
Oaks Subdivision is located west of West Point Gare ens Subdivision which is developed
with similar density townhomes and single-family omes. The surrounding land uses
located to the south and west are either improved wi o estate homes or are in agricultural
use in unincorporated Kane County.The proposed la s ut of Unit 3 and Unit 5 is consistent
with the preliminary plat for the subdivision approve. in 2004.
F. Trend of Development Standard. The suitability of he subject property for the intended
zoning district with respect to consistency with an - ,isting pattern of development or an
identifiable trend of development in the area.
Findings. The subject property is suited for the inte ded zoning district with respect to
consistency with an existing pattern of development o an identifiable trend of development
in the area. The subject property was annexed in 2014. Most surrounding properties that
have been annexed to the City west of Randall Road si ce early 2000s have been developed
with residential subdivisions which include both sin: e-family residences and multiple-
family residences(townhomes).Developments in the ast approximately 15 years that have
been approved by the City in the area of the subject p operty include West Point Gardens,
Sandy Creek Estates, Providence, and others.
G. Zoning/Planned Development District Standard: e suitability of the subject property
for, the intended zoning district with respect to con,ormance to the provisions for the
purpose and intent, and the location and size of a zon ng district.
Findings. The property is suitable for the intend-• zoning district with respect to .
conformance to the provisions for the purpose and in ent and the location and size of the
zoning district. The proposed Unit 3 is zoned PSFR2 P istrict and PCF District.
The purpose and intent of the PSFR2 District is to it vide
o a planned urban residential
P rPs dential
environment of standardized moderate density for single family detached dwellings,
subject to the provisions of Chapter 19.60 Planned D-velopments of the Elgin Municipal .
- 12 -
Recommendation & Findings of Fact
Petition 18-, 19-,20-, and 21-18
September 10, 2018
Code, 1976, as amended. The PSFR2 District is m i st similar to, but departs from the
standard requirements of the SFR2 Single Family Res dential District.
Because the proposed single-family lots within Unit 3 generally have smaller lot areas and
lot widths than the previously approved Unit 1 and nit 2 of Tall Oaks Subdivision, the
applicant is proposing a new separate PSFR2 District for Unit 3. A new PSFR2 District for
Unit 3 is appropriate considering typical lot width foi lots in Unit 3 is approximately 63-
68 feet, while the lot widths in previously platted Un' 1 and 2 range between 75 and 85
feet. Similarly, the minimum lot area in Unit 3 is 7,43' square feet while the minimum lot
area in Units 1 and 2 is 10,000 sq. ft. The single-familb homes in Unit 3 would have a six-
foot side yard setbacks instead of the ten-foot wide s-tbacks required in Units 1 and 2 to
maintain the similar width of single-family homes. Th- front and rear yard setbacks would
match those in Units 1 and 2 with 25-foot front and and 30-foot rear yard setback
requirements.
The proposed Unit 5 multiple-family residences (to nhomes) would be zoned PMFR
Planned Single Family Residence District establis ed by Ordinance No. G3-08. The
purpose and intent of the PMFR District is to p s vide a planned urban residential
environment of the lowest standardized density for ultiple family detached dwellings,
subject to the provisions of Chapter 19.60 Planned D-velopments of the Elgin Municipal
Code, 1976, as amended. The PMFR District is m i st similar to, but departs from the
standard requirements, of the MFR Multiple Family 'esidential District.
The proposed multi-family buildings would match th- existing multiple-family buildings
in the adjacent Unit 4 of Tall Oaks Subdivision. All n.w buildings within the Unit 5 would .
also meet all bulk requirements established by Ordin: ce G3-08 including the minimum
20-foot building street yard setback and minimum 6-foot vehicle use area street yard
setback.
H. Comprehensive Plan Standard. The suitability ofte subject property for the intended
zoning district with respect to conformance to the g'als, objectives, and policies of the
Official Comprehensive Plan
Findings. The subject property is suitable for the int; ded zoning district with respect to
conformance to the goals,objectives,and policies oft e Official Comprehensive Plan. The
subject property proposed to be developed with single-r amily homes in Unit 3 is designated
as Single-Family Detached by the City's new Compre ensive Plan and Design Guidelines •
adopted by the City Council on July 11, 2018. On th; Residential Area Framework Plan,
Unit 3 is designated as Single Family Neighborhood.
The Single-Family Detached land use includes smalle lot single-family typical of eastern
and central portions of the City as well as larger estate in more rural portions of the City's
western Growth Area. Within Elgin's historic core, solated single-family attached and
- 13 -
Recommendation & Findings of Fact
Petition 18-, 19-, 20-, and 21-18
September 10, 2018
small scale multi-family development may occur as a complement to single-family
development, but should respect the scale, intensit and character of the surrounding
neighborhood. Densities should range from 1.5 to 6;' du/ac. However, more specifically,
densities within the Residential Core area identified •n the Residential Areas Framework
Plan should range from 4.0 to 6.5 du/ac; densities ithin Single-Family Neighborhood .
should range from 2.5 to 3.0 du/ac; and densities wi 'n the Growth Area Residential area
should range from 1.5 to 2.5 du/ac. The density of U 't 3 alone is 2.87 du/acre.
The Unit 5 proposed to be developed with multipl--family residences (townhomes) is
designated as Single-Family Attached by the City's 1 ew 2018 Comprehensive Plan and
Design Guidelines.On the Residential Area Framewo ik Plan,Unit 5 is designated as Single •
Family Attached/Multi-Family.
Single-Family Attached land use includes structure containing multiple single-family
dwellings,each sharing a common wall with at least o e adjacent dwelling.These typically
comprise two-unit townhome and duplex units, but t ultiple unit rowhomes and triplexes
are also common in Elgin. Single-family attachei development provides affordable
housing options for young families as well as emp —nesters looking to downsize but
remain within the Elgin community. Single-family a ached development can be used to
buffer single-family detached residential areas from more intense commercial or multi-
family developments. This land use can also be use. to increase the number of residents
living in areas well served by infrastructure and co unity assets such as Downtown
Elgin. Densities should range from 4 to 20 du/ac. D;velopment on the lower end of this
range will consist primarily of duplexes, and develo anent toward the higher end of this
range will be townhouses within the downtown an. .r near mass transit. The density of
Unit 5 alone is 8.6 du/acre.
The overall density for the Tall Oaks Subdivision wo i d increase from 2.01 du/acre to 2.26
du/acre.
ADDITIONAL STANDARDS FOR PLANNED DEVEL PMENTS
I. Conditional Use for a Planned Development: Wh re applicable, the suitability of the .
subject property for the intended conditional use for planned development with respect
to the provision for the purpose and intent of planned developments and with respect to the
provisions of section 19.65.010 of the zoning ordinan e. No conditional use for a planned
development should be granted for the sole purpose o introducing a land use not otherwise
permitted on the subject property.
Findings.This standard is not applicable.The applicant is requesting approval of a planned
development as a map amendment.
- 14 -
Recommendation& Findings of Fact
Petition 18-, 19-,20-, and 21-18
September 10, 2018
•
J. Natural Preservation Standard. The suitability oft e subject property for the intended
planned development with respect to the preservatio of all significant natural features
including topography, watercourses, wetlands, and v etation.
Findings. The subject property is suitable for the i tended planned development with
respect to the preservation of all significant na al features including topography,
watercourses, wetlands, and vegetation. The prop•sed Units 3 and 5 of Tall Oaks
Subdivision are approximately 46.8 acres in area.This II ortion of the Tall Oaks Subdivision
is generally flat with little elevation change. An exis ging stormwater detention facility is
located in the northeast portion of Unit 3 that would ne modified to continue to serve the
subdivision for stormwater management purposes. Th- area is vacant and does not include
any significant trees or vegetation. With no existing i provements, the area is well suited
for the proposed Unit 3 and Unit 5 of Tall Oaks Subd.vision with appropriate connections
to the other portions of subdivision.
No significant watercourses or wetlands are present oi the property.
K. Internal Land Use. The suitability of the subject property for the intended planned
development with respect to the land uses permitted w'thin the development being located,
designed, and operated so as to exercise no undue de rimental influence on each other or
on surrounding property.
Findings. The subject property is suitable for the i tended planned development with
respect to the land uses permitted within the develo i ment being located, designed, and
operated so as to exercise no undue detrimental influe ce on each other or on surrounding
properties. The proposed Unit 3 would be developed ith single-family residences, while
the proposed Unit 5 would be developed with multi II le-family residences (townhomes).
The final plats for both Units 3 and 5 include an i proved street network with more •
connections between the two units. All proposed s eets would be public streets with
unrestricted access.
In addition, single-family homes of Unit 3 are adjac- t to the single-family homes in the
adjacent West Point Gardens subdivision to the east,w ile the proposed townhomes within
Unit 5 are adjacent to the existing townhomes of Tall o aks Unit 4 immediately to the west. •
The proposed plats for Unit 3 and Unit 5 are cons stent with the preliminary plat of
subdivision approved in 2008.
PLANNED DEVELOPMENT DEPARTURES AND EX PTIONS
•
The applicant is proposing a new PSFR2 Planned Single Fami y Residence District for Unit 3. The
applicant is requesting the following departures from the SF' . District requirements of the zoning
ordinance:
- 15 -
Recommendation & Findings of Fact
Petition 18-, 19-,20-, and 21-18
September 10, 2018
•
1. Section 19.25.335, "Site Design". The proposed departures from the standard SFR2
District requirements are provided in the table below(current PSFR2 District requirements
established by Ordinance G1-08 for Tall Oaks Unit 1 and Unit 2 are also provided for
reference below):
Requirement Standard SFR2 Previously approved Proposed PSFR2
district PSFR2 Di trict District for Unit 3
requirements established y Ord.
No. G1-08 (e fisting
Unit I and nit 2)
Lot Area Min. 10,000 sq. ft. 10,000 sq. ft. 7,434 sq. ft.
(12,000 sq. ft. corner (12,000 sq. ft. corner (9,676 sq. ft. corner lot)
lot) lot)
Lot Width Min. 75 ft. 75 ft. 63 ft.
(90 ft. corner lot) (90 ft. corner lot) (82 ft. corner lot)
Street Setback 30 ft. 25 ft. 25 ft.
Rear Setback 40 ft. 30 ft. 30 ft.
Side Setback 10 ft. 10 ft. 6 ft.
Interior Setback 10 ft. 10 ft. 6 ft.
Combined Side 20 ft. 20 ft. 12 ft.
Setback
Staff finds the proposed departures are appropriate and consistent with the overall residential
neighborhood density identified in the 2018 Comprehensive 'lan and Design Guidelines. With the
reduced lot sizes and the resulting overall increase in the number of units within Tall Oaks
subdivision,the overall density for the subdivision would be 2.26 d.u./acre. This falls well below .
the target densities in the Single-Family Neighborhood area, which should range from 2.5 to 3.0
du/acre, as specified by the 2018 Comprehensive Plan and D-sign Guidelines.
The proposed 63-foot wide lots with minimum lot area of 7,4,4 square feet are similar to the West
Point Gardens subdivision adjacent to the east. West Point G, dens Subdivision includes a mix of
townhomes and single-family homes, both front loading andi ear loading(via an alley). Majority
of the single-family lots are 60-63 feet wide with an average of size of 8,127 square feet.
It is worth noting that Unit 3 lots are located on the north sid- of Gansett Parkway. Other single-
family homes in the subdivision (Unit 1 and Unit 2) are 1 I cated on the south side of Gansett
Parkway. Therefore, the somewhat denser neighborhood o f Unit 3 would establish its own
neighborhood character without any impact on the existi g character of Unit 1 and Unit 2
neighborhoods. Unit 3 also serves as a transition neighbor ood being that it is adjacent to the
townhomes in Unit 4 and Unit 5 of Tall Oaks Subdivision.
- 16 •
-
Recommendation & Findings of Fact
Petition 18-, 19-, 20-, and 21-18
September 10, 2018
RECOMMENDATION
The Community Development Department and the Planning & Zoning Commission recommend
approval of Petitions 18-, 19-, 20-, and 21-18, subject to the 'allowing conditions:
1. Substantial conformance to the Development Ap s lication submitted by Tall Oaks
Investment, LLC do Richard Guerard and D. R. orton, Inc.-Midwest do Omar A.
Rodriguez Caballero or Danielle Dash, as applicants and property owners, received May
15, 2018, and supporting documents including:
a. A letter regarding Tall Oaks Subdivision Units 3 and 5 from Peter C.Bozos,Esq.,dated
May 15, 2018;
b. Undated First Amendment to Rider Statem- t of Purpose and Conformance
Amendment to Annexation Agreement and to exiting Planned Development Districts,
received September 6, 2018;
c. Undated representative model sales signage pack ge, prepared by Parvin-Clauss Sign
Company,received September 6, 2018;
d. ALTA/ACSM Land Title Survey,prepared by M.ckie Consultants, LLC, dated March
23, 2015, last revised February 3, 2016;
e. Zoning Exhibit Tall Oaks Unit 3,prepared by Ma.kie Consultants, LLC, dated August
24, 2018, last revised August 29, 2018;
f. Final Plat of Subdivision Tall Oaks Unit 3, pr- eared by Mackie Consultants, LLC,
dated May 11, 2018, last revised August 24, 2018,
g. Landscape Plan Tall Oaks Unit 3, prepared by G. R. Weber Associates, Inc., dated
May 8, 2018, last revised August 24, 2018;
h. Final Engineering Plans for Tall Oaks - Unit 3 City of Elgin, Illinois, prepared by
Mackie Consultants, LLC, dated May 10, 2018, 1. t revise August 24, 2018;
i. Engineer's Opinion of Probable Cost for Tall Oaks Unit 3, prepared by Mackie
Consultants, LLC, dated August 24, 2018;
j. Undated Declaration for Tall Oaks Unit 3,prepare. by Richard Guerard, Guerard and
Krasner, LLC, received August 27, 2018;
k. ALTA/NSPS Land Title Survey Tall Oaks Unit 4 and Tract to the East, Elgin, Illinois,
prepared by Mackie Consultants, LLC, dated October 5, 2017, last revised November .
2,2017;
1. Final Plat of Subdivision Tall Oaks Subdivi•ion Unit 5, prepared by Mackie
Consultants, LLC, dated April 20, 2018, last revi -1 August 17, 2018;
m. Landscape Plan Tall Oaks - Unit 5 Elgin, Ill'�nois, prepared by Gary R. Weber
Associates, Inc., dated May 3, 2018, last revised s e 29, 2018;
n. Public and Private Storm Sewer Exhibit Tall O. s Unit 5 Elgin Illinois, prepared by •
Mackie Consultants, LLC, dated July 3, 2018, las revised August 17, 2018;
o. Final Engineering Plans for Tall Oaks - Unit 5 City of Elgin, Illinois, prepared by
Mackie Consultants, LLC, dated April 20,2018, 1: t revised August 31, 2018;
- 17 -
Recommendation& Findings of Fact
Petition 18-, 19-, 20-, and 21-18
September 10, 2018
p. Engineer's Opinion of Probable Cost Tall Oaks Unit 5 Elgin, Illinois, prepared by
Mackie Consultants, LLC, dated May 10, 2017, 1; t revised August 31, 2018;
q. Cost Opinion for Landscape Plans,prepared by G: R. Weber Associates, Inc., dated
June 29, 2018;
r. Cost Opinion for Dog Park,prepared by Gary R. eber Associates,Inc.,dated August
30, 2018;
s. Dog Park Exhibit Elgin, Illinois prepared by G. R. Weber Associates, Inc., dated
August 30, 2018; and
t. Amended and Restated Declaration for Tall Oaks Townhomes, prepared by Steven H.
Goodman, Meltzer, Purtill & Stelle LLC, recor.ed June 18, 2018, received July 5,
2018.
In the event of any conflict between such document 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.
2. Model home plans for all homes within Unit 3,includi g to-scale floor plans and elevations
of each side of the home, shall be review and approv- 1 by the Development Administrator
for conformance with the Residential Area Design C uidelines (Appendix A of the 2018
Comprehensive Plan for the City of Elgin) prior to the issuance of a building permit.
Notwithstanding provisions within said Guidelines, yl siding is not a permitted primary
building material. Plans found by the Development dministrator to not conform to said .
Guidelines may only be approved as an amendme t to the annexation agreement and
planned development ordinance(s)relating to Unit 3.
3. Compliance with all applicable codes and ordinances.
The vote of the Planning&Zoning Commission on the motio to recommend approval of Petitions
18, 19-, 20-, and 21-18, subject to the conditions outlined ab i ve, was six (6) yes, zero (0)no, and
zero(0) abstentions. All members were present.
Respectfully Submitted, •
s/Robert Siljestrom
Robert Siljestrom, Chairman
Planning&Zoning Commission
s/Damir Latinovic •
Damir Latinovic,AICP; Secretary
Planning&Zoning Commission
- 18 -
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EXHIBIT D
SITE LOCATION
101 Russell Road
Petitions 18-18, 19-18, 20-18, and 21-18
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EXHIBIT D
SITE LOCATION
101 Russell Road
Petitions 18-18, 19-18, 20-18, and 21-18
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EXHIBIT D
SITE LOCATION
101 Russell Road
Petitions 18-18, 19-18, 20-18, and 21-18
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EXHIBIT D
SITE LOCATION
101 Russell Road
Petitions 18-18, 19-18, 20-18, and 21-18
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EXHIBIT D
SITE LOCATION
101 Russell Road
Petitions 18-18, 19-18, 20-18, and 21-18
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