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G9-18 Ordinance No. G9-18 AN ORDINANCE AMENDING ORDINANCE NO. G25-09 CLASSIFYING A PORTION OF THE PONDS OF STONY CREEK PROPERTY IN THE PSFR2 PLANNED SINGLE FAMILY RESIDENCE DISTRICT WHEREAS, the property herein has previously been annexed to the City of Elgin; and WHEREAS, the property has previously been classified in the PSFR2 zoning district pursuant to Ordinance No. G7-06, as amended in its entirety by Ordinance No. G25-09; and WHEREAS, written application has been made to amend the approved land plan for the subject property known as The Ponds of Stony Creek Property; and WHEREAS, after due notice in the manner provided by law the Planning and Zoning Commission conducted a public hearing on December 5, 2016 concerning said application; and WHEREAS, the Community Development Department and the Planning and Zoning Commission have submitted their written Findings of Fact and 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 and affairs; and WHEREAS, zoning, including, but not limited to, this ordinance granting an amendment to the PSFR2 Planned Single-Family Residence District pertains to the government and affairs of the city. 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 December 5, 2016, 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. G25-09 previously adopted by the City Council of the City of Elgin and classifying the property described therein in the PSFR2 Planned Single Family Residence District is hereby amended as follows: A. Section 2 of Ordinance No. G25-09 is hereby amended to read as follows: "That Chapter 19.07, Section 19.07.600 entitled 'Zoning District Map' of the Elgin Municipal Code, 1976, as amended, be and the same is hereby further amended by adding thereto the following paragraph: The boundaries herein laid out in the 'Zoning District Map', as amended, be and are hereby altered by including in the PSFR2 Planned Single Family Residence District, the following described property: Those areas on the attached zoning exhibit for The Ponds of Stony Creek prepared by CEMCON, Ltd., and dated March 17, 2008, revised November 3, 2016, and designated thereon in the PSFR2 Planned Single Family Residence District." B. Section 3G1 of Ordinance No. G25-09 is hereby amended to read as follows: 1. Supplementary Conditions. In this PSFR2 zoning district, the subdivision layout and residential development shall be designed and constructed in substantial conformance with the design guidelines applicable to residential neighborhoods developed in the "Far West" portion of the Elgin Planning Area, as described in the 2005 Elgin Comprehensive Plan and Design Guidelines, and the following conditions: a. Substantial conformance with the Annexation, Zoning and Subdivision Application and Planned Development Plan for The Ponds of Stony Creek, including but not limited to: 1. The"Preliminary Plat of Subdivision for The Ponds of Stony Creek" prepared by CEMCON, Ltd., with the last revision date of October 13, 2017; and the "Final Plat of Subdivision for the Ponds of Stony Creek Unit 1" prepared by CEMCON, Ltd. with the last revision date of August 4, 2017 2. "Final Engineering Improvement Plans for Ponds of Stony Creek -- Units 1 & 2" prepared by CEMCON, Ltd., dated May 24, 2006 with last revision date August 2, 2017. 3. "Final Landscape Plan Ponds of Stony Creek Units 1 & 2" prepared by Gary R. Weber Associates, Inc. dated October 17, 2017. 4. Two-page "The Ponds of Stony Creek Statement of Purpose" dated September 23, 2016. 5. The"Roadway Improvement Plans for Ponds of Stony Creek — McDonald Road" prepared by CEMCON, Ltd, dated 2 October 19, 2016 with the latest revision date of August 1, 2017. 6. The "Final Engineering Plans for Ponds of Stony Creek — Offsite Watermain Improvement Plan" prepared by CEMCON, Ltd dated February 19, 2007 with the latest revision date of July 20, 2017. 7. The "Final Engineering Plans for Ponds of Stony Creek Phase 1-3 Lift Station and Offsite Sanitary Sewer Improvement Plan" prepared by CEMCON, Ltd dated April 14, 2017 with the latest revision date of September 5, 2017. 8. Further revisions to the foregoing plats of subdivision shall include but not be limited to revisions to comply with Title 18 of the Elgin Municipal Code; easement provisions to be modified and dedicated to appropriate parties as approved by the City Engineer; and assignment of ownership and maintenance responsibilities to the homeowners association of common features. 9. Changes to any of the aforesaid plans proposed by the developer that are (i) in the nature of construction revisions resulting from field conditions and (ii) determined by the City's engineer or Corporation Counsel to be generally consistent with the purpose and intent of the originally approved plans shall be allowed. b. Residential structures shall be designed, constructed and maintained in conformance with the Architectural Guidelines (referenced Exhibit "J" from annexation agreement) and private covenants recorded with the subdivision. Notwithstanding the above, the following house plans, or plans substantially conforming thereto when approved by the Development Administrator, are acceptable house plans for construction within The Ponds of Stony Creek: front elevation and floor plans for the Auburn (dated July 2013), Huntington (dated July 2013), Windsor (dated July 2013), Manchester (dated August 2013), Normandy (dated August 2013) and Revised Normandy (dated October 13, 2016), Oxford (dated July 2013), Newcastle (dated November 2013), Ridgefield (dated October 13, 2016), Carrington (dated October 13, 2016), and New Plan/Bluestone (dated October 13, 2016). Said front elevations and floor plans are illustrative only, and the applicant shall provide elevations depicting each side of each model and dimensioned floor plans to the Development Administrator for approval to ensure that all house plans conform to the Architectural Guidelines of the 3 Annexation Agreement and the respective design guidelines within the Zoning Ordinance, the 2005 Citywide Design Guidelines, and any amendatory documents thereto. Notwithstanding Exhibit "J" Section 2.I., the following house plans, or plans substantially conforming thereto when approved by the development administrator, may have two-car garages: Carrington, Auburn, and Huntington. C. No more than 25 percent of the lots shall have a one-story home built thereon, and no corner lot shall have a one-story home built thereon. d. The building setback from a rear lot line may be reduced to twenty (20)feet for the purpose of allowing(1) sunrooms for the Ridgefield house plans and (2) decks, patios, and balconies for all house plans to encroach into the otherwise required forty (40) foot building setback. e. The Newcastle house plans shall not be subject to the maximum residential floor area requirement of Section 19.25.335 H. f. Any subdivision entrance sign generally along McDonald Road shall include `'City of Elgin" or similar language to inform persons that the subdivision is located within the city.limits. g. All street lights shall include a top cover and interior optical assembly designed to ensure that each street light meets full cutoff classification as measured by the Illuminating Engineering Society of North America (IESNA). h. The incorporation into final engineering plans and specifications of engineering and stormwater plans best management practices recommended by the U.S. Department of Interior, Fish and Wildlife Service and applicable regulatory agencies at The Ponds of Stony Creek planned development, to the extent that any such recommended practices are required by the city engineer utilizing generally accepted engineering practices and do not conflict with local codes and ordinances. i. No private wells shall be drilled upon the subject property for any purpose, including irrigating individual lots or common areas. j. Conformance with all applicable city codes, ordinances, rules, regulations,policies, and procedures is required for plats,plans, and other associated documents, unless departures have been expressly granted herein or by prior city council action. 4 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. G25-09. In the event of any conflict between this ordinance and Ordinance No. G25-09, this ordinance and associated documents shall control and prevail. Section 4. That this ordinance shall be in full force and effect immediately after its passage in the manner provided by law. za X A -%4 15av-idi. Kaptai , a r Presented: January 24, 2018 Passed: January 24, 2018 Vote: Yeas: 9 Nays: 0 4. Recorded: January 24, 2018 > Published: January 25, 2018 Kimberly Dewis City erk Y ` 5 EXHIBIT A December 5, 2016 RECOMMENDATION & FINDINGS OF FACT OF THE COMMUNITY DEVELOPMENT DEPARTMENT AND THE PLANNING & ZONING COMMISSION CITY OF ELGIN, IL Community Development Department City of Elgin, Illinois OVERVIEW Provided herein are the written findings and recommendation of the Community Development Department and the Planning&Zoning Commission regarding Petition 20-16,an application by the CalAtlantic Group, Inc., Daniel B. Light and Leah Rae Light,and The Residential Land Fund I, L.P. requesting amendments to the previous approvals for the unbuilt subdivision known as the Ponds of Stony Creek. These 278 acres are located along the south side of McDonald Road, east of Corron Road. This property was part of an even larger annexation in 2006,which included several hundred more acres mostly west of Corron Road.The applicants propose to keep the street layout essentially the same as that which was approved in April 2009 (when additional land was added to that previously annexed in 2006)and decrease the typical minimum lot width for a single-family home from 90 feet to 80 feet. As a result,the number of lots would increase from 430 to 505. Importantly however, in June 2011,the Kane County Forest Preserve purchased most of the land west of Corron Road that was part of the original annexation —approximately 370 acres that was planned for 573 single-family homes. Therefore, even with the 75 additional lots proposed by the applicants at the Ponds of Stony Creek,this area will still have almost 500 fewer houses than that originally intended. The applicants propose to offer the same single-family homes being built by CalAtlantic at Cedar Grove at the Ponds of Stony Creek,plus four additional models from which to choose.According to the website for CalAtlantic Homes, starting prices for single-family homes at Cedar Grove range from approximately$260,000 for the 2,400 square foot Auburn model to approximately$338,000 for the 3,800 square-foot Newcastle model. Only five home sites remain and two other quick move-in homes are available;the two move-in homes are Windsor models, listed at$347,300 and$377,769.1 The other notable change to the land plan involves the amount of buffer provided along Arlington Estates — the Campton Hills subdivision located immediately to the east. That setback has been increased, as measured by the distance of a residential lot in the Ponds to the eastern lot line of the Ponds, in all but one unique instance. The measurements are provided within the Background & Development Detail section of this Review.The applicants also propose to remove the walking trails originally planned within this open space to provide additional privacy for Arlington Estates' residents. Now this area will include native prairie grasses and some landscape material along a series of 3- to 8-foot high, undulating berms. The plan still includes two large parks—four acres in 1 httu:::'ww\N.ealatlantichomes.coin.find-vour-ne\v-home 5-chic•i�o 4301-cedar-.,trove html (November 1,2011). Recommendation & Findings of Fact Petition 20-16 December 5, 2016 Page 2 the north,and five acres in the south--but the applicants propose removing the club house that was originally included in the 2009 plan. This specific area would now contain single-family homes. GENERAL INFORMATION Petition Number: 20-16 Requested Action: Approval of Second Amendment to Annexation Agreement, Amendment to Planned Development Ordinances G25-09 (PSFR2) and G26-09 (PCF), Amendment to Preliminary Plat, and Final Plats for Units 1 and 2 Current Zoning: PSFR2 Planned Single-Family Residence District PCF Planned Community Facility Proposed Zoning: PSFR2 Planned Single-Family Residence District PCF Planned Community Facility Existing Use: Vacant/Agricultural Proposed Use: Single-Family Homes Subject Property: 4001 McDonald Road (more specifically identified by the Kane County Property Index Numbers 05-36-300-009,05-36-300-018,05- 36-300-019,08-01-100-002,08-01-100-003,08-01-100-005,08-01- 100-006, 08-01-100-007, and 08-01-300-001; also previously referred to as 3801 McDonald Road) Applicants: CalAtlantic Group, Inc., Daniel B. Light and Leah Rae Light, and The Residential Land Fund I, L.P. Owners: CalAtlantic Group, Inc., Daniel B. Light and Leah Rae Light, and The Residential Land Fund 1, L.P. Staff Coordinator: Marc S. Mylott, AICP; Director Community Development Recommendation & Findings of Fact Petition 20-16 December 5, 2016 Page 3 LIST OF EXHIBITS A. Aerial/Location Map B. Zoning Map C. Parcel Map D. Site Perspective Exhibit BACKGROUND & DEVELOPMENT DETAIL In 2006, the city annexed hundreds of acres in/around the intersection of McDonald and Corron Roads,including approximately 228 acres of the Subject Property called Stony Creek East. In April 2009,the city annexed approximately 49 acres adjacent to Stony Creek East,known as the Capitani Parcel, and it was jointly planned for residential development with Stony Creek East. The new, coordinated development covered approximately 278 acres and was called the Ponds of Stony Creek (hereinafter referred to as the Ponds).The Ponds included 430 home sites, a clubhouse facility,and neighborhood parks connected by a system of pedestrian/bicycle trails. Now, the owners of the Ponds--CalAtlantic Group, Inc., Daniel B. Light and Leah Rae Light, and The Residential Land Fund I, L.P. --request a second amendment to the annexation agreement, an amendment to the planned development ordinances,an amendment to the preliminary plat,and final plat approval for units 1 and 2. The purpose of these requests is to increase the number of single- family home sites from 430 to 505 generally within the same street layout as that which was approved in 2009. In most cases, this increase would be accomplished by decreasing the typical minimum width of lots from 90 feet to 80 feet, but in some places additional lots would be added where streets were once single-loaded and where the subdivision clubhouse was once proposed. Importantly however, the net density only increases from 3.10 dwelling units per acre to 3.51 dwelling units per acre—still well within the low-density residential range recommended within the 2005 Comprehensive Plan for this land. The comprehensive plan suggests that the appropriate net density for land within this classification be between 2.1 and 4.0 dwelling units to the acre.Applying that range to the acreage of the Subject Property would yield approximately 300 to 575 single-family homes.'- It was also noted in the Overview section of this Review that, in June 2011, the Kane County Forest Preserve purchased land already annexed to Elgin and approved for 573 single-family homes. As a result, even with the 75 additional lots proposed within the Ponds of Stony Creek,this area will ultimately have almost 500 fewer homes built than that number originally planned. 2 These net density calculations used 143.7 acres as the amount of the Subject Property allocated to residential uses, and this number came from the proposed preliminary plat dated September 14,2016. Recommendation & Findings of Fact Petition 20-16 December 5, 2016 Page 4 To provide concrete examples of existing Elgin neighborhoods with similarly sized lots as those now proposed by the applicants, consider the single-family homes at Cedar Grove,which are also being developed by CalAtlantic and which are located at the southeast corner of Bowes Road and Corron Road; these lots have a minimum lot width of 75 feet. Within the Providence subdivision, located between Bowes Road and Route 20, west of Randall Road, almost 450 single-family homes were approved with a minimum lot width of 66 feet,and another 324 lots were approved with an 80-foot minimum lot width. These single-family homes comprise almost 73 percent of the more than 1,000 units in Providence, and almost 21 percent of the remaining units were townhomes. Finally,within the traditional,single-family residential portion of the Bowes Creek Subdivision,located north of the Ponds,more than 60 percent of these over 400 lots were approved with minimum lot widths of 80 or 75 feet. The applicants propose to offer the same single-family homes being built by CalAtlantic at Cedar Grove at the Ponds of Stony Creek, plus four additional models from which to choose, and representative samples of each are provided within the application. According to the website for CalAtlantic Homes, starting prices for single-family homes at Cedar Grove range from approximately$260,000 for the 2,400 square foot Auburn model to approximately$338,000 for the 3,800 square-foot Newcastle model. Only five home sites remain and two other quick move-in homes are available;the two move-in homes are Windsor models,listed at$347,300 and$377,769.3 No specific house plans were provided within the earlier approvals for the Ponds; instead, those approvals established architectural guidelines and sample renderings of the intended architecture. Said guidelines established requirements that complied with, but in other cases exceeded, the requirements of the city's Far West Area design guidelines for residential homes. These guidelines are provided as an attachment to this Review,and no changes are proposed thereto except that three of the 10 models now proposed would have two-car garages rather than three-car garages.It was also suggested within by the original guidelines by the sample renderings,but importantly not required, that the homes would have side-loaded garages;the applicants are not proposing products with side- loaded garages at this time. The other notable change to the land plan involves the buffer along Arlington Estates—the Campton Hills subdivision located immediately to the east. Recalling that the location of most streets has not changed,the applicants propose to increase the distance of the residential lots from the east lot line in all but one instance. Lot 237 is now approximately 230 feet away whereas a residential lot on the 2009 plan was approximately 160 feet away; and Lots 226 and 227 are now approximately 210 feet away from the east lot line whereas residential lots on the 2009 plan were approximately 150 feet away. The one exception is an oddly angled corner of proposed Lot 37; that point is approximately 170 feet away where a lot on the 2009 plan was approximately 230 feet away. The applicants also propose to remove the walking trails originally shown within this open space to provide additional 3 http://www.calatiantichomes.com/find-your-new-home/5-chicago/4301-cedar-grove html (November 1,2011). Recommendation & Findings of Fact Petition 20-16 December 5, 2016 Page 5 privacy for Arlington Estates' residents. Now this area will include native prairie grasses and landscape material along a series of 3-to 8-foot high,undulating berms. Similarly,the proposed plan continues to honor a 2007 settlement agreement that provides a 15-foot natural buffer along a portion of the western lot line that abuts property owned by Campton Township. Finally,the proposed plan still includes two large parks—four acres in the north,and five acres in the south--but the applicants propose removing the club house that was originally included in the 2009 plan. Of note, at the suggestion of the Community Development Department, a second internal street connection has been provided between Unit 2 (to the north) and Unit 4 (to the south) to make the subdivision compliant with Appendix D of the 2012 International Fire Code. Section D 107.1 limits the number of single-and two-family homes to 30 or less when only one fire apparatus access road is provided.Also at the suggestion of the Community Development Department,the proposed second amendment to the annexation agreement removes language which exempted the Ponds from complying with any fire sprinkler ordinance for the first five years following the first recording of a final plat.With this language struck,any builder within the Ponds must comply with the current city building and life/safety codes and provide extra-ordinary protection to engineered joists used on the ground-floor. Currently, CalAtlantic uses dimensional lumber for its homes in Cedar Grove. FINDINGS After due notice as required by law, the Planning and Zoning Commission conducted a public hearing in consideration of Petition 20-16 on December 5, 2016. Testimony was presented at the public hearing in support of and against the application.The Community Development Department submitted an Annexation,Planned Development,and Subdivision/Plat Review and Written Findings and Recommendation to the Planning &Zoning Commission dated December 5, 2016. The Community Development Department and the Planning&Zoning Commission have made the following findings regarding this application against the standards for planned developments: A. Site Characteristics Standard. The suitability of the subject property for the intended planned development with respect to its size, shape, significant natural features (including topography, watercourse and vegetation), and existing improvements. Findings.The most-recent finding for this subdivision has not changed:The subject property is suitable for the intended planned development with respect to its size, shape, significant natural features, and existing improvements. The subject property contains 277.7 acres, including the Capitani Parcel(49.4 acres)and the RLF Parcel(228.3 acres). Elevations range from a low point of 834 feet located within the southeastern portion of the site, to a high point of 877 feet located within the southwestern portion of the site,for a maximum relief of i Recommendation & Findings of Fact Petition 20-16 December 5, 2016 Page 6 43 feet. The property is traversed by a natural drainage system which flows generally from west to east. There are floodplains and wetlands associated with this drainage system. The natural flow of this drainage system has been interrupted by a man-made lake,which is to be retained as a development feature within common open space areas designed into the project. There are a number of wooded areas located along the outside boundaries of the development site. B. Sewer and Water Standard. The suitability of the subjectpropertyfor the intended planned development with respect to the availability of adequate municipal water, wastewater treatment, and storm water control facilities. Findings.The subject property is suitable for the intended planned development with respect to the availability of adequate municipal water, wastewater treatment, and storm water control facilities. The subject property is tributary to the Bowes Creek Interceptor Sewer System. CalAtlantic is preparing to construct an appropriately sized lift station in the nearby Bowes Creek Country Club Subdivision, and this lift station and related sewer extensions will have the capacity to serve the Ponds and other development projects within its service area. Water mains are proposed to be looped through the subdivision from various connection points and to be connected to major transmission mains serving the west pressure zone. Stormwater management will be provided in conformance 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 planned development with respect to the provision of safe and efficient on-site and off-site vehicular circulation designed to minimize traffic congestion. Findings.The subject property is suitable for the intended planned development with respect to the provision of safe and efficient on-site and off-site vehicular circulation designed to minimize traffic congestion. The subject property has frontage along McDonald Road. McDonald Road is an arterial road which serves the southwest portion of the Elgin Planning Area, and areas located in the Village of South Elgin and in unincorporated Kane County. McDonald Road is a west extension of the Stearns Road Bridge corridor,which bridges the Fox River and provides a new east/west regional arterial road corridor through Kane and DuPage Counties. The Ponds includes two points of access to McDonald Road, and the Engineering Department will require turn lanes into the subdivision. The applicants will be dedicating additional right of way along McDonald Road to facilitate future construction of additional lanes and improvements which will provide local and regional benefits to traffic conditions. While the proposed changes to the Ponds of Stony Creek add 75 single-family homes east of II Recommendation & Findings of Fact Petition 20-16 December 5, 2016 Page 7 Corron Road, the 2011 Kane County Forest Preserve purchase of approximately 370 acres west of Corron Road removed the trips associated with 573 single-family homes from the anticipated demands on Corron and McDonald roads.Roadway impact fees required by both Kane County and the city will be collected to fund future roadway improvements. Three proposed local streets are stubbed to neighboring undeveloped properties to allow for the future distribution of neighborhood traffic to the south and west.Also,right-of-way will be reserved along the east lot line of the subdivision to permit a future connection between the Ponds and Arlington Estates via Phar Lap Drive should it be deemed desirable; to be certain,construction of said connection is not proposed as part of this development.Finally, at the suggestion of the Community Development Department, a second internal street connection has been provided between Unit 2(to the north)and Unit 4(to the south)to make the subdivision compliant with Appendix D of the 2012 International Fire Code. Section D 107.1 limits the number of single- and two-family homes to 30 or less when only one fire apparatus access road is provided. Parking for the proposed residential dwellings will be provided in conformance with the Off- Street Parking Ordinance. D. Zoning History Standard. The suitability of the subject property for the intended planned development 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 intended planned development with respect to the length of time the property has remained undeveloped or unused in its current zoning district. The majority of the subject property was annexed to the city in 2006 and zoned for single-family residential development. The remaining portion of the subject property was annexed and similarly zoned in 2009. Prior to annexation and currently, the entirety of the subject property was/is used for agricultural purposes. E. Surrounding Land Use and Zoning Standard. The suitability of the subject property for the intended planned development with respect to consistency and compatibility with surrounding land use and zoning. Findings.The subject property is suitable for the intended planned development with respect to consistency and compatibility with surrounding land use and zoning. The majority of surrounding properties are located in the Village of Campton Hills or unincorporated Kane County.Corron Farm,an open space area owned by the Campton Township,is located to the west of the subject property within the Village of Campton Hills,and the proposed land plan honors a 2007 settlement agreement about the treatment along portions of this common lot I Recommendation & Findings of Fact Petition 20-16 December 5, 2016 Page 8 line.The surrounding land uses located to the north, south,and east are either improved with estate homes or are in agricultural use. Along the east lot line,the plan provides a very wide setback that will be designed to provide a buffer and appropriate transition to the estate-type homes located within the adjacent Arlington Estates subdivision.Arlington Estates is located within the Village of Campton Hills. F. Trend of Development Standard. The suitability of the subject property for the intended planned development 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 intended planned development with respect to consistency with the existing pattern of development or an identifiable trend of development in the area. The areas located west of Randall Road and in the Elgin Planning Area represent a significant phase in the city's future growth and development,even though the Kane County Forest Preserve recently purchased several hundred acres of land that was annexed to the city in 2006,west of Corron Road and south of McDonald Road.The city has adopted and updated plans showing the ability to extend sanitary sewer and water service throughout this portion of the Elgin Planning Area to support annexation and development. Developments in the last approximately 10 years that have been approved by the City in the area of the subject property include Bowes Creek Country Club,Stonebrook,and Providence. G. Planned Development Districts Standard. The suitability of the subject property for the intended planned development with respect to conformance to the provisions for the purpose and intent, and the location and size of a zoning district. Findings.The proposed amendments to the previously approved planned developments is in substantial conformance with the purpose and intent of the planned development provisions of the ordinance. As it relates to this standard,the applicants seek only to amend previously approved zoning classifications of PSFR2 Planned Single Family Residence District and PCF Planned Community Facility District.No new departures are requested except to the extent that the PSFR2 ordinance references compliance with the architectural guidelines approved with the original annexation. In this case, that reference would be amended to reflect that three of the 10 models now proposed would have two-car garages rather than three-car garages.The zoning district lines between the two types of districts will be adjusted slightly to reflect the minor changes to land uses described within these Findings and as shown upon the submitted preliminary and final plats and zoning map. The purpose and intent of the provisions of the planned developments is to accommodate unique development situations, subject to the provisions of Chapter 19.60, Planned Developments. Planned districts should be located in general conformance with Recommendation & Findings of Fact Petition 20-16 December 5, 2016 Page 9 Comprehensive Plan, and comprise at least a minimum two acres of land.The purpose of the PSFR2 District is to provide a planned urban residential environment of moderate density for single family detached dwellings.A PSFR2 zoning district is most similar to,but departs from the standard requirements of the SFR2 zoning district. The purpose of the PCF District is to provide a planned environment for various types of community facilities,including parks and open space, and other recreational amenities. A PCF zoning district is most similar to, but departs from the standard requirements of the CF zoning district. The purpose and intent of the provision of 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 this title; 2. A creative approach to the use of land and related improvements resulting in better design and construction of aesthetic amenities; and 3. The preservation of significant natural features including topography,watercourses, wetlands, and vegetation. H. Comprehensive Plan Standard. The suitability of the subject property for the intended planned development with respect to conformance to the goals, objectives, and policies of the official comprehensive plan. Findings.The subject property is suitable for the intended planned development with respect to conformance to the goals,objectives,and policies of the official comprehensive plan.The property is designated within the"Low Density Residential(2.1 dwelling units to 4 dwelling units per net acre)" and "Parks and Open Space" land use classifications of the city's 2005 Comprehensive Plan and Design Guidelines.The net density of the 2009 land plan was 3.10 dwelling units per acre, and the net density of the proposed land plan is 3.51 dwelling units per acre.4 I. Natural Preservation Standard. The suitability of the subject property for the intended planned development with respect to the preservation of all significant natural features including topography, watercourses, wetlands, and vegetation. 4 Net density calculations used 143.7 acres as the amount of the Subject Property allocated to residential uses,and this number came from the proposed preliminary plat dated September 14,2016. Recommendation & Findings of Fact Petition 20-16 December 5, 2016 Page 10 Findings.The most-recent fording for this subdivision has not changed:The subject property is suitable for the intended planned development with respect to the preservation of all significant natural features including topography, watercourses, wetlands, and vegetation. The property is traversed by a natural drainage system which flows generally from west to east. There are floodplains and wetlands associated with this drainage system. The natural flow of this drainage system has been interrupted by a man-made lake, which is to be retained as a development feature within common open space areas designed into the project. There are a number of wooded areas located along the outside boundaries of the development site.CalAtlantic proposes to avoid impacting the drainage corridor and wetland areas. Buffer areas surrounding delineated floodplains and wetlands will be landscaped with native plant materials to protect the water resources and to expand wildlife habitat. J. Internal Land Use. The suitability of the subject property for the intended planned 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 most-recent finding for this subdivision has not changed:The subject property is suitable for the intended planned development with respect to the internal land use standard. The proposed subdivision will be regulated by the terms and conditions of the annexation agreement, and by the planned development ordinances controlling the use and development of the residential areas(PSFR2 District),and the active and passive open space areas (PCF District). The annexation agreement, as amended, and planned development ordinances are intended to prevent undue detrimental influence on the proposed internal land uses and on surrounding properties. PLANNED DEVELOPMENT DEPARTURES AND EXCEPTIONS No new zoning departures are requested in conjunction with this application. Previous approvals provided relief to Section 19.25.335(E.4),Minimum Rear Setback,and that departure would remain. In the SFR2 District, the minimum building setback from a rear lot line is 40 feet. The planned development permits a 20-foot rear setback on lots that would allow walkout and lookout access from basement levels of the residence,for the limited purpose of allowing"balconies"to encroach as much as 20 feet into the required 40-foot rear building setback. Previous approvals also included two departures to the subdivision requirements regarding centerline curve radiuses and cul-de-sacs. Those departures would also remain. Recommendation & Findings of Fact Petition 20-16 December 5, 2016 Page 11 As discussed earlier, the condition within the PSFR2 planned development ordinance which referenced compliance with the original architectural guidelines would be amended to include the proposed models. Those models show that three of the said models would have two-car garages instead of three. RECOMMENDATION The Community Development Department and the Planning and Zoning Commission recommend approval of Petition 20-16, including the requested additional departures, subject to the following conditions: 1. Substantial conformance to the Development Application submitted by CalAtlantic Group, Inc., Daniel B. Light and Leah Rae Light, and The Residential Land Fund I, L.P. dated received October 14, 2016 and the supporting documents including: a. Two-page "The Ponds of Stony Creek Statement of Purpose,"dated September 23, 2016; b. One-page "Preliminary Plat for the Ponds of Stony Creek,"prepared Cemcon,Ltd., dated completed September 14, 2016; C. Six-page"Final Plat of Subdivision for the Ponds of Stony Creek Unit 1,''prepared by Cemcon, Ltd., dated completed September 13, 2016; d. Seven-page "Final Plat of Subdivision for the Ponds of Stony Creek Unit 2," prepared by Cemcon, Ltd., dated completed September 13, 2016; e. 11-pages Landscape Plan titled,"Landscape Plan for the Ponds of Stony Creek Units 1 & 2", prepared by Gary R. Weber Associates, Inc., dated October 4, 2016; and f. Front elevation and floor plans for the Auburn(dated July 2013),Huntington(dated July 2013),Windsor(dated July 2013),Manchester(dated August 2013),Normandy (dated August 2013)and Revised Normandy(dated October 13,2016),Oxford(dated July 2013),Newcastle (dated November 2013),Ridgefield(dated October 13,2016), Carrington (dated October 13, 2016), and New Plan/Bluestone (dated October 13, 2016). 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. 2. The front elevations and floor plans provided with this application are illustrative only,and the applicants shall provide elevations depicting each side of each model and dimensioned floor plans to ensure that all house plans conform to the Architectural Guidelines of the Recommendation & Findings of Fact Petition 20-16 December 5, 2016 Page 12 Annexation Agreement and the respective design guidelines within the Zoning Ordinance, the 2005 Citywide Design Guidelines, and any amendatory documents thereto, except that the following models may have two-car garages: Carrington, Auburn, and Huntington. 3. No more than 25 percent of the lots shall have a one-story home built thereon,and no corner lot shall have a one-story home built thereon. 4. Any subdivision entrance sign generally along McDonald Road shall include"City of Elgin" or similar language to inform persons that the subdivision is located within the city limits. 5. Review and approval of a second amendment to the annexation agreement,with revisions as may be required by the Corporation Counsel,Community Development Department,Parks and Recreation Department, Engineering Division, Public Works Department, Water Department, or other city departments and/or agencies. 6. Revisions to the preliminary plat,final plats for Units 1 and 2,and the landscape plan as may be required by the Corporation Counsel, Community Development Department, Parks and Recreation Department, Engineering Division, Public Works Department, Water Department,or other city departments and/or agencies. Compliance with all statutes,codes, ordinances, rules, regulations, policies, and procedures is required for said plats and other associated plans and documents,unless departures have been expressly granted by prior city council action. 7. Compliance with all other applicable codes and ordinances. Respectfully Submitted, s/Robert Siljestrom Robert Siljestrom, Chairman Planning & Zoning Commission s/Marc S. Mylott Marc S. Mylott, AICP; Secretary Planning&Zoning Commission Director of Community Development 1 i 7,�, � 7 Via:" •,, � 1 Y. ;�S �r� -•> � ' w� o� � �.y! �a� -Tx, n��`<' `3. h r Subject Prope y ,r d Petition - t, a `s �_• n ;� ;7+• . � tee. } r_-- A"'� �VAy •- rt � ^"'•''�'�.'�,k-.Fi'a. ,� j` L. rt uy.' �, �at_y ^u t � �• _ M � s`;,l � .�, +�fit• �. .-. r�"�. _ ;� k � _s -t1;., Mcu na►dsRd Jr E. I. 4. ly W 'F' (}` t t FS }, t" ift Ifirr max.- ����� _�+ :F �., i� �v``a- �r�,. + �• ,��4 `� ' ?r: •� _. 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'14. r a Y1144� EXHIBITA Aerial/Location Map N W E S 0 162.5 325 650 975 1,300 Map prepared by City of Elgin Department of Community Development Subject Property Petition 20-16 F1 1V1t;L0t;f1Ca11 Rd _<x PSFR2 Legend ,t ORC1 Residence Conservation 1 ; ORC2 Residence Conservation 2 ORC3 Residence Conservation 3 OPRC Planned Residence Conservation O SFR1 Single Family Residence 1 ;f O PSFR1 Planned Single Family Residence 1 O SFR2 Single Family Residence 2 O PSFR2 Planned Single Family Residence 2 OTRF Two Family Residence OPTRF Planned Two Family Residence O MFR Multiple Family Residence O PMFR Planned Multiple Family Residence - s ORB Residence Business OPRB Planned Residential Business _ ONB Neighborhood Business £ <. ;, - OPNB Planned Neighborhood Business QAB Area Busness ®PAB Planned Area Business PCF Q ®CC1 Center Cly 1 i CC2 Center Ciy 2 PC Planned Center City PSFR2 1:3 0RI Ofrice Research Industrial OPORI Planned Office Research Industrial ©GI General Industrial - O PGI Planned General Industrial Cl MEN Commercial Industrial OCF Community Facility f Q PCF Planned Community Facility OFRP Fox River Preservation EXHIBIT Zoning Map H w+I3 S Map prepared by City of Elgin 0 162.5 325 650 975 1,300 Department of Community Development Feet Subject Property 4001 McDonald Rd Petition 20-16 ALM- -1 0536300019 0536300009 0801100007 0536300 78 08011000 5 0801100002 0801100005 a r 0801100003 0 e 0801300001 EXHBIIT C Parcel Map N A City of Elgin 0 170 340 680 1,020 1,360 Department of Community Development Feet oad Doa\d R M� r�or 2 ,16 � 4�t.:+••�y^ `i' �-r f,,, f44�Y� ,� 3'T✓> ,p `"`••�,y. �t7a •��f �4 5....•` � �. t ,f,�, I 'rte � _ t r �yirY i'.�.r✓� .- .�+�"1.......�� �-� _ �- �.f 't Yc~A %�.'�f9 � � �r~�1�i�4 �.,.,:t'.� ..-.,j �, ..,.,,,,rte^"'..+• •tr`. 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