Planning and Zoning Commission Development Application Review April 1, 2019

Transcription

1 The Planning and Zoning Planning and Zoning Commission Development Application Review April, 209 COMMUNITY GARDENS CITY OF ELGIN CHANNING SQUARE Amendment to Planned Development The City Council files this application to amend the zoning at the site of the former Channing YMCA to allow community gardens. Approximately 3 acres at the northeast corner of N. Channing and Division Streets were zoned PRC Planned Residence Conservation in October 2007 to allow for the construction of 3 single-family, historically-appropriate homes. The homes were never built, and the amendment would add community gardens to the list of uses permitted at the property. Allowing community gardens on the property is part of an initiative to increase community gardens in Elgin so residents have the opportunity to both learn about and grow their own food, providing for a healthier community. This initiative supports both Elgin s Sustainability Action Plan and the Strategic Principles and Priorities. Staff is recommending approval of the amendment. The amendment would not forgo future opportunities to redevelop the property in the manner contemplated by the 2007 planned development. Figure. The community gardens at Sherman Advocate Hospital on Randall Road. Advocate opened its community garden in 20 with 44 raised beds. Since then, the number of beds has grown and other features have been added. Over 470 gardeners have been involved since construction (an average of 67 gardeners per year). Marc S. Mylott, AICP Director of Community Development Page of 2

2 PETITION DETAILS Petition Number: 4-9 Property Location: Requested Action: Current Zoning: Proposed Zoning: Existing Use: Proposed Use: Applicant: Owner Staff Coordinator: N. Channing Street, 468 Division Street, and the northern approximately 55 feet of 472 Division Street Amendment to a Planned Development PRC Planned Residence Conservation District PRC Planned Residence Conservation District Vacant Community Gardens City Council of the City of Elgin City of Elgin Marc Mylott, AICP, Director of Community Development Exhibits Attached: A. Aerial/Location Map B. Zoning Map C. Parcel Map D. Site Location E. Development Application and Attachments F. Draft Ordinance Page 2 of 2

3 BACKGROUND & DEVELOPMENT DETAIL Community Garden Background Following the direction of the Sustainability Commission, staff met with master gardeners to discuss the opportunity to expand community gardens in Elgin. The master gardeners, led by Patsy Hirsh, are volunteers that managed the implementation of community gardens at Advocate Sherman Hospital. The purpose of the initiative is to increase community gardening in Elgin so that residents have the opportunity to both learn about food and grow their own food, providing for a healthier community. This initiative supports both Elgin s Sustainability Action Plan and the Strategic Principles and Priorities. The success of the gardens at Advocate Sherman Hospital (see Figure on page ) provided evidence that there was interest in the community for such an initiative. Those gardens also provided a successful, working model, which could be replicated and modified depending on a selected location. In addition, the City of Elgin already has a community garden lease program with successful garden operations underway, such as the Boys and Girls Club garden on Ann Street, and the butterfly garden in the Northeast Neighborhood Association (NENA) at Ann/Douglas. Consistent with that program, the City s role is to provide the land through a low-cost annual lease with a business or organization and provide minimal maintenance services. Before bringing a proposal forward to city council, staff committed to finding a location, a dedicated group of volunteers to manage the project, and an organization with which to execute a lease agreement. Staff began to identify City-owned properties, some vacant and some parks, and worked with master gardeners to analyze garden feasibility at the properties based on the following criteria: ) local water source; 2) neighborhood need; 3) access via walking/biking; and 4) access to parking. In addition, staff also observed the history of the properties and any development opportunities. Of the nine properties evaluated, the Channing Square property was the most desirable. The next step was to engage an organization with whom the lease could be executed. Given the location, staff and master gardeners met with the Gifford Park Association (GPA) president, Paul Bednar, to discuss the opportunity. The master gardeners would act as a mentor to the neighborhood, providing information on how to start the garden (seeking donations, supplies, getting volunteers to build it out), understanding of volunteer roles and time commitments, and how to ensure the sustainability of the community gardens (programming of education classes, renting out boxes, planning, adapting plans, etc). The neighborhood would need to form a group of dedicated volunteers to manage this project long-term. The City, in addition to leasing the land, would provide mowing services and water at no charge. Unlike other garden sites, the Channing Square property has several water connections across the property as the infrastructure was installed for the development of single-family homes. Staff met several times with Mr. Bednar and other neighbors to discuss the opportunity. A group of dedicated volunteers was formed, and the group provided a presentation to GPA in January. GPA unanimously voted in favor to support the initiative as the partner organization and to create a Neighborhood Garden Subcommittee. Staff assisted the volunteers in developing a bilingual flyer announcing a neighborhood garden meeting at Channing School, which volunteers distributed door to door. The group intends to limit raised bed rentals (garden plots) to residents of the neighborhood, living within specified boundaries. Page 3 of 2

4 On February 9, the subcommittee/volunteer group hosted the meeting, which sought neighborhood interest and provided an overview of how the program might look. The meeting was well-attended and 8 residents signed up for garden plots. Since then, another eight have signed up, surpassing the group s goal of 20 beds for the first year. The subcommittee will rent 4x2 foot beds for $20 each and provide assistance to those in need. In addition, 5 attendees at the meeting volunteered to help build the raised garden beds. The group plans to apply for grants to fund materials for the garden beds and will continue planning at a February 28 meeting. Property Background Approximately three acres at the northeast corner of N. Channing and Division Streets were rezoned to PRC Planned Residence Conservation District in October 2007 to permit the construction of 3 singlefamily, historically-appropriate homes. The property is located within the Elgin Historic District and Gifford Park neighborhood. The plans also included a small park at the corner of Channing and Division with a pavilion, ornamental fence, and formal landscaping. The property is immediately surrounded by various residential uses within ½ to 2½-story structures. The surroundings are zoned RC3 Residence Conservation and located within the Elgin Historic District, established in 98. In conjunction with the 2007 planned development, the city entered into a development agreement with the developer, Channing Square LLC. That agreement called for the city to demolish the former YMCA and two dilapidated residences on Spring Street (one of which was recently redeveloped with federal HOME and CDBG funding) and to provide financial assistance. When Channing Square LLC could not deliver the project because of the Great Recession, the city acquired title to the land. The subject property is currently vacant, but a large amount of the infrastructure necessary for the subdivision was installed, including the internal street (Botsford Place) and stormwater, sanitary sewer, and water (see Figure 2). Street lights and sidewalks were not installed along Botsford Place. In 208, staff acquired a soils report and learned that several of the lots on the property, especially those closest to Division Street, would require the excavation of construction debris and fill before a foundation or slab could support a new house. Figure 2. Channing Square currently has infrastructure, including an internal street (Botsford Place) and stormwater, sanitary sewer, and water. On February 27, 209, City Council voted unanimously to submit an application to amend the previously approved planned development for Channing Square to also allow for community gardens. Page 4 of 2

5 Proposal The amendment would allow the establishment of community gardens of any size and at any location on the property by adding this use to the list of permitted uses. The city would execute a lease agreement with the Gifford Park Association, and that agreement would stipulate the parameters regarding the installation, use, and maintenance of the gardens. The amendment would not forgo future opportunities to redevelop the property in the manner contemplated by the 2007 planned development -- 3 single-family homes designed to complement the Elgin Historic District. PROPERTY INFORMATION A. Property History. The subject property was added to the City of Elgin as part of the Edward H. Hotchkiss Addition in 854 and was improved with a single family home for Richard N. and Ellen Botsford. The property was rezoned to D Commercial District in 96 to allow for the construction of the Elgin YMCA Building. The YMCA building was demolished in 2006 following acquisition of the property by the City of Elgin. B. Surrounding Land Use and Zoning. The subject property is surrounded by a variety of residential uses located within ½ to 2½ story structures. These surrounding uses are zoned RC3 Residence Conservation and located within the Elgin Historic District, established in 98. C. Comprehensive Plan. The subject property is designated as Single Family Detached by the City s 208 Comprehensive Plan. Single-family neighborhoods primarily comprising owner-occupied, detached homes should continue to be the predominant land use in Elgin. This land use includes smaller lot single-family typical of eastern and central portions of the City as well as larger estates in more rural portions of the City s western Growth Area. Within Elgin s historic core, isolated single-family attached and small scale multi-family development may occur as a complement to single-family development, but should respect the scale, intensity, and character of the surrounding neighborhood. Densities should range from.5 to 6.5 du/ac. The 208 Comprehensive Plan also cites easy access to abundant, high-quality open space as an important element of sustainable, walkable neighborhoods, and the plan notes that community gardens are but one way to provide said open space. In fact, community gardens at this location were specifically identified as a desired use/development during the community outreach and participation portion of the comprehensive planning process. D. Zoning District. The applicant seeks only to amend the list of permitted uses within the existing PRC Planned Residence Conservation District. The purpose of the PRC Planned Residence Conservation District is to conserve the urban residential environment of planned developments granted prior to the effective date of the zoning ordinance (992). E. Trend of Development. The subject property is located within a mature residential neighborhood, and the neighborhood is designated as an Historic Preservation District. The Elgin Historic District was established in 98. Page 5 of 2

6 STANDARDS FOR MAP AMENDMENTS AND PLANNED DEVELOPMENTS The standards for a map amendment are outlined within of the Elgin Zoning Ordinance, and those for planned developments are outlined in For consideration by the Planning and Zoning Commission, the Community Development Department offers below first the findings made regarding the 2007 planned development and second the degree to which those findings are affected by the proposed amendment, if at all: A. Site Characteristics Standard. The suitability of the subject property for the intended zoning district with respect to its size, shape, significant natural features including topography, watercourses and vegetation and existing improvements Findings. The subject property is suitable for the intended zoning district with respect to its size, shape, significant features including topography, watercourses, vegetation, and existing improvements. The subject property contains approximately 2.9 acres and is located at the northeast corner of North Channing and Division Streets. The entire property is currently unimproved, with the exception of the lot on the southeast portion which contains a single family residence. A concrete retaining wall runs along the west lot line of the house with a row of trees adjacent to it. The house, retaining wall and trees are proposed to be removed to allow for the development of the site. Topography on the site ranges from a high point of 780 feet near at the southeast corner of the property, and a low of 760 feet at the southwest corner of the site, for a maximum relief of 20 feet. Change to the Findings. The 2007 finding is still valid. And until such time that the development contemplated by the planned development is fiscally attractive, the property is well suited for community gardens it is generally flat, free of significant shade-producing trees, and has ample parking and easy access to water. B. Sewer and Water Standard. The suitability of the subject property for the intended zoning district with respect to the availability of adequate Municipal water, wastewater treatment and stormwater control facilities Findings. The subject property is suitable for the intended zoning district with respect to the availability of adequate water, sanitary treatment, and storm water control facilities. The applicant intends to connect to municipal sanitary sewer and water mains that are currently present at the subject property. Stormwater management will conform with the Elgin and Kane County stormwater management ordinances. Change to the Findings. The 2007 finding is still valid. It is anticipated that the lease agreement will include free water for the Gifford Park Association. The City Manager s Office and the Water Department are finalizing the specificities of that provision. C. Traffic and Parking Standard. The suitability of the subject property for the intended zoning district with respect to the provision of safe and efficient on-site and off-site vehicular circulation designed to minimize traffic congestion.. Nonresidential land uses should be located central and accessible to the area or population served without requiring traffic movements through or into a residential neighborhood. Page 6 of 2

7 Nonresidential land uses should not be located within residential neighborhoods, but on their periphery as defined by the "arterial street" [SR] system. 2. The number of locations for vehicular access to or from a public right of way should be limited to those which are necessary for the reasonable use of the property and consistent with current traffic engineering standards. Property with two (2) street frontages should not be permitted access to or from the street with the higher degree of continuity within the overall street system or with the higher traffic volume. With the exception of residential driveways, locations for vehicular access to or from a public right of way should be aligned directly opposite existing 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 off-site vehicular circulation designed to minimize traffic congestion. The subject property has frontage along North Channing Street and Division Street, both of which are local streets serving the residential areas on the east side of Elgin. Primary access to the property will be provided at North Channing Street and Division Street. Additional access will be provided through a private alley that extends to North Street which runs approximately 50 feet north of the subject property. The property at 472 Division Street located immediately east of the subject property maintains a vehicular cross access easement through the subject property. Access to the property will continue to be provided after development of the site. A minimum of two parking stalls will be provided within garages that are proposed to be located at the rear of each lot. Access to the garages of of the 4 lots will be provided from the private alleys that are proposed to run along the rear or side of each lot. Change to the Findings. The 2007 finding is still valid. As for the community gardens, it is anticipated that many users will walk to the property from the surrounding neighborhood. For those who will drive, ample parking is available along Botsford Place and the internal paved alley. D. Zoning History Standard. The suitability of the subject property for the intended zoning district with respect to the length of time the property has remained undeveloped or unused in its current zoning district Findings. The subject property is suitable for the intended zoning district with respect to the length of time the property has remained undeveloped or unused in its current zoning district. Page 7 of 2

8 The subject property was zoned as follows for the years listed: 927 B Residential District 950 C Residential District 960 D Commercial District C Residential District 962 B Retail Business District R4 General Residence District 992 B Retail Business District R4 General Residence District The subject property was added to the City of Elgin as part of the Edward H. Hotchkiss Addition in 854 and was improved with a single family home for Richard N. and Ellen Botsford. The property was rezoned to D Commercial District in 96 to allow for the construction of the Elgin YMCA Building. The YMCA building was demolished in 2006 following acquisition of the property by the City of Elgin. Change to the Findings. The 2007 finding is still valid. The amendment does not forgo future opportunities to redevelop the property in the manner contemplated by the 2007 planned development -- 3 single-family homes designed to complement the Elgin Historic District and gardens are inherently compatible with single-family homes should redevelopment occur in phases. E. Surrounding Land Use and Zoning Standard. The suitability of the subject property for the intended zoning district with respect to consistency and compatibility with surrounding land use and zoning Findings. The property is suitable for the intended zoning district with respect to consistency and compatibility with surrounding land uses and zoning. The subject property is located in the RC3 Residence Conservation District, which contains single family and multiple family dwellings. Change to the Findings. The 2007 finding is still valid. The amendment does not forgo future opportunities to redevelop the property in the manner contemplated by the 2007 planned development -- 3 single-family homes designed to complement the Elgin Historic District and community gardens provide an excellent neighborhood amenity. F. Trend of Development Standard. The suitability of the subject property for the intended zoning district with respect to consistency with an existing pattern of development or an identifiable trend of development in the area Findings. The subject property is suited for the intended zoning district with respect to consistency with an existing pattern of development or an identifiable trend of development in the area. The subject property is located within a mature residential neighborhood. Additionally, the neighborhood is designated as an Historic Preservation District. Change to the Findings. The 2007 finding is still valid. The amendment does not forgo future opportunities to redevelop the property in the manner contemplated by the 2007 planned development -- 3 single-family homes designed to complement the Elgin Historic District and community gardens provide an excellent neighborhood amenity. Page 8 of 2

9 G. Zoning / Planned Development District Standard. The suitability of the subject property for the intended zoning district with respect to conformance to the provisions for the purpose and intent, and the location and size of a zoning district Findings. The property is suitable for the intended zoning district with respect to conformance to the provisions for the purpose and intent and the location and size of the zoning district. The purpose of the PRC Planned Residence Conservation District is to conserve the urban residential environment of planned developments granted prior to the effective date of this title. The layout of the subdivision will be such that the orientation of the homes to be built on the lots along North Channing and Division Streets will reflect the character of the existing lots across the street. A 2,500 square foot private park is proposed to be located at the southwest corner of the site. The park will be improved with formal landscaping, an ornamental fence and a pavilion for the use of the residents of the subdivision. The single family homes proposed for the subdivision comprise of three different plan concepts consisting of three elevations each for a total of nine elevations. The elevations have been designed using architectural features, elements and textures that are prevalent in the Elgin Historic District and older established neighborhoods of the community. Significant features of the homes include ample porches on the front or wrapped around to the side, gable or hipped roofs, externally located chimneys constructed in brick, bay windows on primary elevations, and architectural features such as ornamental brackets in the eaves, soffits, fascia, corner boards and trim around the windows. The materials proposed to be used will consist of cement fiber board siding with composite wood trim, and ornamental features. The garages will be located towards the rear of each lot with access provided from a private alley or driveway. The structures will be designed using the same materials, textures and colors as the homes. Landscaping within the subdivision is proposed to be provided in the form of street trees located along the public rights-of-way and foundation plantings for each of the homes proposed within the development. The private park will contain landscaping in the form of artistic groupings of trees and plant material surrounding the pavilion. A row of trees will be planted to screen each of the adjacent homes from the park. A new retaining wall approximately 0 feet in height will be constructed along the southeastern boundary of the subdivision. The wall will be terraced and provided with landscape material to reduce its impact. Departures are being requested from the requirements of the zoning ordinance. Change to the Findings. The 2007 finding is still valid. The amendment does not forgo future opportunities to redevelop the property in the manner contemplated by the 2007 planned development -- 3 single-family homes designed to complement the Elgin Historic District and community gardens provide an excellent neighborhood amenity. Page 9 of 2

10 H. Comprehensive Plan Standard. The suitability of the subject property for the intended zoning district with respect to conformance to the goals, objectives, and policies of the Official Comprehensive Plan Findings. The subject property is suitable for the intended zoning district with respect to conformance to the goals, objectives, and policies of the Official Comprehensive Plan. The subject property is designated as Urban/Traditional Residential ( dwelling units/acre) on the Land Use exhibit in the Elgin Comprehensive Plan and Design Guidelines. The Urban/Traditional Residential designation is suitable for any area where urban density land use, including detached and attached single family homes, and higher density multiple family dwellings exists or is desired. These areas generally include that part of the community that developed between the 850 s and early 960 s, but are also recommended around the mixed use centers and along the transportation corridors. Appropriate locations offer neighborhood access to local, collector and arterial roads, access to water and sanitary sewer systems, and proximity to public safety services. The provision of park and open space is encouraged to provide opportunities for recreation and access to bicycle and pedestrian trail networks. Other uses allowed in this category may include neighborhood commercial centers, churches, and schools in locations deemed appropriate by the City. The density of the proposed development is 4.8 dwelling units/acre. The single family homes are proposed to be marketed at price points between $275,000 and $325,000 per home. Change to the Findings. The 2007 finding is still valid. However, the City adopted a new comprehensive plan in 208. The subject property is designated as Single Family Detached by the City s 208 Comprehensive Plan. Single-family neighborhoods primarily comprising owner-occupied, detached homes should continue to be the predominant land use in Elgin. This land use includes smaller lot single-family typical of eastern and central portions of the City as well as larger estates in more rural portions of the City s western Growth Area. Within Elgin s historic core, isolated single-family attached and small scale multi-family development may occur as a complement to single-family development, but should respect the scale, intensity, and character of the surrounding neighborhood. Densities should range from.5 to 6.5 du/ac. The 208 Comprehensive Plan also cites easy access to abundant, high-quality open space as an important element of sustainable, walkable neighborhoods, and the plan notes that community gardens are but one way to provide said open space. In fact, community gardens at this location were specifically identified as a desired use/development during the community outreach and participation portion of the comprehensive planning process. ADDITIONAL STANDARDS FOR PLANNED DEVELOPMENTS I. Conditional Use for a Planned Development. Where applicable, the suitability of the subject property for the intended conditional use for a planned development with respect to the provision for the purpose and intent of planned developments and with respect to the provisions of section of the zoning ordinance. No conditional use for a planned development should be Page 0 of 2

11 granted for the sole purpose of introducing a land use not otherwise permitted on the subject property. Findings. This standard is not applicable. The applicant is requesting approval of an amendment to a previously approved planned development. J. 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 Findings. 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 subject property contains a few trees along the northern property line and along the eastern portion of the property. The applicant is proposing to incorporate the trees along the northern property line, but will replace the trees along the eastern property line with new quality landscape material. Change to the Findings. The 2007 finding is still valid. And since that time, street trees have been installed along N. Channing Street, Division Street, and Botsford Place. The community gardens would not negatively affect those trees, nor are the trees yet of a size to cast significant amount of shade on the property. K. 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 subject property is suitable 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 properties. No evidence has been submitted or found that the proposed planned development will be located, designed, or operated in a manner that will exercise undue detrimental influence on itself or surrounding property. Change to the Findings. The 2007 finding is still valid. The amendment does not forgo future opportunities to redevelop the property in the manner contemplated by the planned development single-family homes designed to complement the Elgin Historic District and gardens are inherently compatible with single-family homes should redevelopment occur in phases. PLANNED DEVELOPMENT DEPARTURES AND EXCEPTIONS The 2007 planned development included departures for lot area, lot width, street setbacks, parking, and size of driveways, among others, all of which were necessary to build the proposed single-family residential development. The proposed amendment neither requires nor does it include any new departures. Page of 2

12 ADDITIONAL PERMITS/APPROVALS REQUIRED The Gifford Park Association (GPA) will be required to sign a lease agreement with the City. The City Manager s Office will coordinate the provision of water between the Water Department and GPA. The Community Development Department will assist with the issuance of permits and inspections for water service, if necessary. No permits are required for the installation of planter beds. RECOMMENDATION DETAIL The Community Development Department finds the application meets the standards for map amendments and planned developments as indicated above. Staff recommends approval of Petition 4-9, subject to the following conditions:. Installation, use, and maintenance of community gardens shall be done in accordance with the terms and conditions of a lease agreement with, or other similar written authorization from, the City of Elgin. 2. Compliance with all applicable codes and ordinances. Respectfully Submitted, Damir Latinovic, AICP, Senior Planner Marc S. Mylott, AICP, Director Page 2 of 2

13 Channing Ct Addison St Channing St Park St Subject Property Petition4-9 Hilton Pl Hinsdell Pl North St Division St Mary Pl Hill Ave Lowrie Ct Walker Pl Division St EXHIBIT A Map prepared by City of Elgin Department of Community Development Aerial/Location Map Feet

14 Hinsdell Pl Channing St Walker Pl Hill Ave Hilton Pl Addison St Channing Ct Park St Subject Property Petition 09-9 North St PRC Legend CF RC Residence Conservation RC2 Residence Conservation 2 RC3 Residence Conservation 3 PRC Planned Residence Conservation SFR Single Family Residence PSFR Planned Single Family Residence SFR2 Single Family Residence 2 Division St Division St PSFR2 Planned Single Family Residence 2 TRF Two Family Residence PTRF Planned Two Family Residence Lowrie Ct MFR Multiple Family Residence PMFR Planned Multiple Family Residence Mary Pl RB Residence Business PRB Planned Residential Business NB Neighborhood Business PNB Planned Neighborhood Business AB Area Business PAB Planned Area Business CC Center City Chicago St RC3 CC2 Center City 2 PCC Planned Center City Warwick Pl CF ORI Office Research Industrial Gifford St PORI Planned Office Research Industrial GI General Industrial PGI Planned General Industrial Rugby Pl CI Commercial Industrial EXHIBIT B CF Community Facility DuPage St PCF Planned Community Facility Zoning Map CF. Map prepared by City of Elgin Department of Community Development Feet

15 Walker Pl Channing St North St Subject Property N. Channing St. Petition Division St EXHIBIT C Parcel Map City of Elgin Department of Community Development Feet

16 EXHIBIT D SITE LOCATION N. Channing Street, 468 Division Street, and the northern approximately 55 feet of 472 Division Street Petition 4-9 Bird s eye view looking north Bird s eye view looking south

17 EXHIBIT D SITE LOCATION N. Channing Street, 468 Division Street, and the northern approximately 55 feet of 472 Division Street Petition 4-9 Subject property looking northeast at the intersection of Division Street and Channing Street Subject property looking northwest at the intersection of Division Street and Botsford Place 2

18 EXHIBIT D SITE LOCATION N. Channing Street, 468 Division Street, and the northern approximately 55 feet of 472 Division Street Petition 4-9 Botsford Place looking west Subject property looking east at the intersection of Botsford Place and Channing Street 3

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20 APPLICATION, STATEMENT OF PURPOSE AND CONFORMANCE & ATTACHEMENTS PETITION 4-9 N. Channing Street, 468 Division Street, and the northern approximately 55 feet of 472 Division Street

21 Annexation, Zoning, and Subdivision Development Application Community Development Group City of Elgin Application Number Subject Property Applicant Address N. Channing St, 468 Division St, and 472 Division St (Attach Legal Description) Present Zoning PRC Property Size +/- 2.9 acres Applicant Name City Council of the City of Elgin Address 50 Dexter Court, Elgin, IL 6020 Primary Contact Marc Mylott Day Phone (847) Owner Owner Name City of Elgin Day Phone (847) Address 50 Dexter Court, Elgin, IL 6020 Requested Action(s) Annexation Annexation Agreement Variation (Specify Section) Map Amendment (Specify Requested Zoning) Conditional Use (Specify Use) X Planned Development (Specify Requested Zoning) Amendment to Existing PRC at Channing Square; see attached Memorandum to City Council, dated February 27, 209. City Council voted 8-0 on February 27, 209 to submit the application described therein. Master Concept Plan Text Amendment (Specify Section) Preliminary Plat of Subdivision Final Plat of Subdivision Conceptual Plan Review Appeal (Specify) Encroachment Agreement Zoning Verification

22 (If applicable: Properties within a Historic District must give the Heritage Commission 30 Days notice prior to Public Hearing) Application Fee Schedule Annexation $ 3, Property Less Than 0 Acres $ 5, Property Acres $ 6, Property 00+ Acres Preliminary Plat of Subdivision $ 7, Property Less Than 0 Acres $ 0, Property Acres $ 0, Property 00+ Acres Annexation Agreement Review Fee Map Amendment $, Property Less Than 0 Acres $ Property Less Than 0 Acres $ 6, Property Acres $, Property Acres $ 2, Property 00+ Acres $, Property 00+ Acres Planned Developments $,00.00 As a Conditional Use $, As a Map Amendment Conditional Use $ Property of any size Variation $ Property Less Than 0,000 sq. ft. $ Property Greater Than 0,000 sq. ft Text Amendment $ Text Amendment Appeal Final Plat $ All Appeals $ Deposit for Impact Assessment Publishing Deposit $ 3, $ Transcript Deposit $ Amendment, Annexations, Conditional Use $ Variation or Appeal Hearing Sign Deposit $ per Sign/ Total Number of Signs Zoning Verification $ Residential Property $ Non-Residential Property Escrow Account Fees Preliminary Engineering Review Fee (Based on.5% of Estimated Preliminary Engineering Costs) Stormwater Management Review Fee (Based on 2% of Stormwater Management Costs) Office Use Only Application Fee/ PN Encroachment/Zoning / PN Date Received Transcript Fee / PN Received By Sign Deposit / PN Publishing Dep./ PN Impact Deposit / PN Total Fees _ I hereby affirm that I have full legal capacity to authorize the filing of this application and that all information and exhibits herewith submitted are true and correct to the best of my knowledge. I authorize employees of the City Of Elgin to enter onto the property for the purposes of preparing the application review and taking site photographs. Applicant/Agent signature Owner signature (If other than owner) F:\Code Admin\DS Division\Development Apps\Map_Amendments\209\Pet XX-9; Channing Square Community Gardens\Development Application.docx

23 MEMORANDUM To: From: CC: Mayor and City Councilmembers Richard G. Kozal, City Manager Marc S. Mylott, AICP, Director of Community Development Molly Center, Communications Specialist William A. Cogley, Corporation Counsel Date: February 27, 209 Re: Amendment to PRC Planned Residence Conservation District at N. Channing Street, 468 Division Street, and 472 Division Street Councilman Dixon and Mayor Kaptain are requesting that city council consider filing an application to amend the zoning of site of the former Channing YMCA to allow for community gardens. The proposed amendment to the 2007 planned development would allow community gardens as a permitted use at any location on the property and of any size. Allowing community gardens on the property is part of an initiative to increase community gardens in Elgin so residents have the opportunity to both learn about and grow their own food, providing for a healthier community. This initiative supports both Elgin s Sustainability Action Plan and the Strategic Principles and Priorities. Staff is recommending approval of the amendment. The amendment would not forgo future opportunities to redevelop the property in the manner contemplated by the planned development -- 3 single-family homes designed to complement the Elgin Historic District. The map amendment process is initiated by an application by the city council. Should city council vote to approve submitting the application, the public hearing before the Planning and Zoning Commission (PZC) will occur on April, 209. PZC will then consider the application and provide the city council with its recommendation shortly thereafter. Page of 4

24 Additional Background and Detail Community Garden Background Following the direction of the Sustainability Commission, staff met with master gardeners to discuss the opportunity to expand community gardens in Elgin. The master gardeners, led by Patsy Hirsh, are volunteers that managed the implementation of community gardens at Advocate Sherman Hospital. The purpose of the initiative is to increase community gardening in Elgin so that residents have the opportunity to both learn about food and grow their own food, providing for a healthier community. This initiative supports both Elgin s Sustainability Action Plan and the Strategic Principles and Priorities. The success of the gardens at Advocate Sherman Hospital (see Figure below) provided evidence that there was interest in the community for such an initiative. Those gardens also provided a successful, working model, which could be replicated and modified depending on a selected location. In addition, the City of Elgin already has a community garden lease program with successful garden operations underway, such as the Boys and Girls Club garden on Ann Street, and the butterfly garden in the Northeast Neighborhood Association (NENA) at Ann/Douglas. Consistent with that program, the City s role is to provide the land through a low-cost annual lease with a business or organization and provide minimal maintenance services. Before bringing a proposal forward to city council, staff committed to finding a location, a dedicated group of volunteers to manage the project, and an organization with which to execute a lease agreement. Figure. Advocate Sherman Hospital opened its community garden in 20 with 44 raised beds. Since then, the number of beds has grown and other features have been added. Over 470 gardeners have been involved since construction (an average of 67 gardeners per year). Page 2 of 4

25 Staff began to identify City-owned properties, some vacant and some parks, and worked with master gardeners to analyze garden feasibility at the properties based on the following criteria: ) local water source; 2) neighborhood need; 3) access via walking/biking; and 4) access to parking. In addition, staff also observed the history of the properties and any development opportunities. Of the nine properties evaluated, the Channing Square property was the most desirable. The next step was to engage an organization with whom the lease could be executed. Given the location, staff and master gardeners met with the Gifford Park Association (GPA) president, Paul Bednar, to discuss the opportunity. The master gardeners would act as a mentor to the neighborhood, providing information on how to start the garden (seeking donations, supplies, getting volunteers to build it out), understanding of volunteer roles and time commitments, and how to ensure the sustainability of the community gardens (programming of education classes, renting out boxes, planning, adapting plans, etc). The neighborhood would need to form a group of dedicated volunteers to manage this project long-term. The City, in addition to leasing the land, would provide mowing services and water at no charge. Unlike other garden sites, this Channing Square property has several water connections across the property as the infrastructure was installed for the development of singlefamily homes. Staff met several times with Mr. Bednar and other neighbors to discuss the opportunity. A group of dedicated volunteers was formed, and the group provided a presentation to GPA in January. GPA unanimously voted in favor to support the initiative as the partner organization and to create a Neighborhood Garden Subcommittee. Staff assisted the volunteers in developing a bilingual flyer announcing a neighborhood garden meeting at Channing School, which volunteers distributed door to door. The group intends to limit raised bed rentals (garden plots) to residents of the neighborhood, living within specified boundaries. On February 9, the subcommittee/volunteer group hosted the meeting, which sought neighborhood interest and provided an overview of how the program might look. The meeting was well-attended and 8 residents signed up for garden plots. Since then, another eight have signed up, surpassing the group s goal of 20 beds for the first year. The subcommittee will rent 4x2 foot beds for $20 each and provide assistance to those in need. In addition, 5 attendees at the meeting volunteered to help build the raised garden beds. The group plans to apply for grants to fund materials for the garden beds and will continue planning at a February 28 meeting. Property Background Approximately three acres at the northeast corner of N. Channing and Division Streets was rezoned in October 2007 to allow the construction of 3 single-family, historically-appropriate homes. The property is located within the Elgin Historic District and Gifford Park neighborhood. The plans also included a small park at the corner of Channing and Division with a pavilion, ornamental fence, and formal landscaping. In 208, staff acquired a soils report and learned that several of the lots on the property, especially those closest to Division Street, would require the costly excavation of construction debris and fill before a foundation or slab could support a new house. Page 3 of 4

26 The subject property is currently vacant, but a large amount of the infrastructure necessary for the subdivision was installed, including the internal street (Botsford Place) and stormwater, sanitary sewer, and water (see Figure 2 below). Street lights and sidewalks were not installed along Botsford Place. Figure 2. Channing Square currently has infrastructure, including an internal street (Botsford Place) and stormwater, sanitary sewer, and water. Attachments A. Ordinance G6-07 Page 4 of 4

27 Ordinance No. G6-07 AN ORDINANCE RECLASSIFYING PROPERTY FROM CF COMMUNITY FACILITY DISTRICT AND RC3 RESIDENCE CONSERVATION DISTRICT TO PRC PLANNED RESIDENCE CONSERVATION DISTRICT North Channing Street, 468 Division Street and a Portion of 472 Division Street) WHEREAS, written application has been made to reclassify certain property located at North Channing Street, 468 Division Street and a portion of 472 Division Street from CF Community Facility District and RC3 Residence Conservation District to PRC Planned Residence Conservation District; and WHEREAS, the Planning and Development Commission has conducted a public hearing concerning said application; and WHEREAS, the Planning and Development Commission on a motion to recommend approval on said application voted 2-2 thereby resulting in a recommendation of denial of said application; and WHEREAS, the Community Development Group has submitted written findings on said application and a recommendation that the application be granted and the subject property be reclassified; and WHEREAS, the City Council has reviewed the findings and recommendation of the Community Development Group and concurs in such recommendations. NOW, THEREFORE, BE IT ORDAINED BY THE CITY COUNCIL OF THE CITY OF ELGIN, ILLINOIS: Section. That the City Council of the City of Elgin hereby adopts the findings made by the Community Development Group in the Map Amendment Review, dated October 8, 2007, a copy of which is attached hereto and made a part hereof by reference as Exhibit A. Section 2. That Chapter 9.08, Section entitled Zoning District Map of the Elgin Municipal Code, as amended, be and the same is hereby further amended by adding thereto the following paragraph: The boundaries hereinafter laid out in the Zoning District Map, as amended, be and are hereby altered by including in the PRC Planned Residence Conservation District the following described property: Lots - and Lot 2 ( except the east 0 feet) and the vacated Wauchope Court of Roy C. Wauchope' s Subdivision, being a subdivision of part of the County Clerk' s

28 i-. Subdivision of E. H. Hotchkiss Addition to the City of Elgin, in the City of Elgin, Kane County, Illinois (Property commonly known as North Charming Street). The east 0 feet of lot 2 and all of lot 3 in Roy C. Wauchope' s Subdivision, being a subdivision of part of Lot " A" of the County Clerk' s Subdivision of E. H. Hotchkiss Addition, in Elgin Township, Kane County, Illinois (Property commonly known as 468 Division Street). The north 40 feet of that part of E. H. Hotchkiss Addition to Elgin, described as follows: beginning at the point of intersection of the North Line of Division Street with the west line of Hilton Place Addition to Elgin; thence north along the west line of said Hilton Place Addition 65 feet; thence west parallel with the north line of said Division Street 66 feet; thence south parallel with the west line of said Hilton Place Addition 65 feet to the north line of Division Street; thence east along said north line 66 feet to the point of beginning, in the City of Elgin, Kane County, Illinois( Property commonly known as a portion of 472 Division Street). elibk Section 3. That the City Council of the City of Elgin hereby grants the rezoning from CF Community Facility District and RC3 residence Conservation District to PRC Planned Residence Conservation District for the property commonly known as North Channing Street, 468 Division Street and a portion of 472 Division Street, and legally described above, which shall be designed, developed, and operated subject to the following provisions: A. Purpose and Intent. The purpose of the residence conservation districts is to provide for the conservation of the urban residential environment of the mature residential neighborhoods of the city, which developed under significantly different regulations than the current regulations for new residential development. In general, the purpose and intent of the provision for planned developments is to accommodate unique development situations. B. Supplementary Regulations. Any word or phrase contained herein, followed by the symbol " SR", shall be subject to the definitions and the additional interpretive requirements provided in Chapter 9. 90, Supplementary Regulations, of the Elgin Municipal Code, as amended. The exclusion of such symbol shall not exempt such word or phrase from the applicable supplementary regulation. C. General Provisions. In this PRC District, the use and development of land and structures shall be subject to the provisions of Chapter Municipal Code, as may be amended , General Provisions, of the Elgin D. Zoning Districts - Generally. In this PRC Planned Residence Conservation District, the use and development of land and structures shall be subject to the provisions of Chapter 9. 07, Zoning Districts, as may be amended. 2

29 r. E. Land Use. In this PRC Planned Residence Conservation District, the use and development of land and structures shall be subject to the provisions of Chapter 9. 0, Land Use, of the Elgin Municipal Code, as amended. The enumerated " following land uses" [ SR] shall be land uses allowed as a " permitted use" [ the only Conservation District: SR], in this PRC Planned Residence. Residences Division: Residential garage sales" [ SR] ( UNCL). Residential occupations" [ SR] ( UNCL). Residential parking areas" [ SR] ( UNCL). Residential storage" [ SR] ( UNCL). Singe- Family detached dwellings" [ SR] ( UNCL). 2. Municipal Services Division: Public parks, recreation, open space ( UNCL) on a" zoning lot" [ SR] containing less than two (2) acres of land. 3. Finance, Insurance, and Real Estate Division: Development sales office" [ SR] ( UNCL). 4. Intentionally Omitted. 5. Construction Division: Contractor' s office and equipment areas" [ SR] ( UNCL). 6. Transportation, Communication and Utilities Division: Radio and television antennas" [ SR] ( UNCL). Satellite dish antennas" [ SR] ( UNCL). Treatment, transmission, and distribution facilities: poles, wires, cables, conduits, laterals, vaults, pipes, mains, and valves" [ SR] ( UNCL). 7. Miscellaneous Uses Division: Accessory uses" [ SR] ( UNCL) to the permitted uses allowed in this PRC Planned Residence Conservation District, subject to the provisions of Section of the Elgin Municipal Code, as amended. rik Fences and walls" [ SR] ( UNCL). 3

30 Refuse collection area" [ SR]. Signs" [ SR] ( UNCL), subject to the provisions of Chapter of the Elgin Municipal Code, as amended. Temporary uses" [ SR] ( UNCL). In this PRC Planned Residence Conservation District, the use and development of land and structures shall be subject to the provisions of Chapter 9. 0, Land Use, of the Elgin Municipal Code, 976, as amended. The following enumerated " land uses" [ SR] shall be land uses allowed as a " conditional use" [ SR] in this PRC Planned Residence the only Conservation District:. Residences Division: Conditional residential occupations" [ SR] ( UNCL). 2. Municipal Services Division: Municipal facilities" [ SR] ( UNCL) on a zoning lot containing less than two ( 2) acres of land. 3. Intentionally Omitted. 4. Miscellaneous Uses Division: Accessory uses" [ SR] ( UNCL) to the conditional uses allowed in this PRC Planned Residence Conservation District, subject to the provisions of Section of the Elgin Municipal Code, as amended. F. Site Design. In this PRC Planned Residence Conservation District, the use and development of land and structures shall be subject to the provisions of Section 9. 2, Site Design, of the Elgin Municipal Code, as amended. The development of land and structures shall be in substantial conformance with the following:. Substantial conformance to the Statement of Purpose and Conformance, submitted by the applicant, represented by Jerome W. Pinderski, Jr., of Pinderski & Pinderski, Ltd., undated. 2. Substantial Conformance to the Plat of Subdivision prepared by Land Surveying Services, Inc, dated October 5, Substantial conformance to the Dimensioned Site Plan prepared by BSB Design, dated August 8, 2007 and last revised on October, Substantial conformance to the Site landscape Plans, Sheets L. and L. 2, prepared by BSB Design, dated August 8, 2007 and last revised on October,

31 5. Substantial conformance to the preliminary engineering drawings prepared by Seton Engineering titled " Proposed Improvements for Channing Square, Elgin Illinois," Sheets C. - C. 2, dated June 0, 2007, and last revised on October 0, Substantial conformance to the building plans and elevations, sections, and details for Concepts - 3, and garage plans, elevations and sections, prepared by BSB Design, dated May 29, 2007, and last revised on August 7, Compliance with all other applicable codes and ordinances. G. Off Street Parking. In this PRC Planned Residence Conservation District, off street parking shall be subject to the provisions of Chapter 9.45, Off Street Parking, of the Elgin Municipal Code, as may be amended. H. Off Street Loading. In this PRC Planned Residence Conservation District, off street loading shall be subject to the provisions of Chapter 9. 47, Off Street Loading, as may be amended from time to time. Signs. In this PRC Planned Residence Conservation District, signs shall be subject to the provisions of Chapter 9. 50, Signs, as may be amended from time to time. rink J. Planned Developments. In this PRC Planned Residence Conservation District, the use and development of the land and structures shall be subject to the provisions of Chapter 9. 60, Planned Developments, as may be amended. A conditional use for a planned development may be requested by an individual lot or property owner for a zoning lot without requiring an amendment to this PRC zoning district and without necessitating that all other property owners authorize such an application. K. Conditional Uses. In this PRC Planned Residence Conservation District, application for conditional uses shall be subject to the provisions of Chapter 9. 65, Conditional Uses, as may be amended. A conditional use may be requested by an individual property owner for a zoning lot without requiring an amendment to this PRC zoning district and without necessitating that all other property owners authorize such an application. L. Variations. In this PRC Planned Residence Conservation District, application for variation shall be subject to the provisions of Chapter 9. 70, Variations, as may be amended. A variation may be requested by an individual property owner for a zoning lot without requiring an amendment to this PRC zoning district and without necessitating that all other property owners authorize such an application. r 5

32 M. Appeals. Any requirement, determination, or interpretation associated with the administration and enforcement of the provisions of this ordinance may be appealed subject to the provisions of Chapter 9. 75, Appeals, as may be amended from time to time. Section 4. That this ordinance shall be in full force and effect immediately after its passage in the manner provided by law. Ed Schock, Mayor Presented: October 24, 2007 Passed: October 24, 2007 Vote: Yeas: 5 Nays: 2 Recorded: October 25, 2007 Published: Attest: Diane Robertson, Ci Clerk 6

33 October 8, 2007 MAP AMENDMENT REVIEW Community Development Group City of Elgin, Illinois SUBJECT Consideration of Petition Requesting Approval of a Map Amendment from CF Community Facility District and RC3 Residence Conservation District to PRC Planned Residence Conservation District, and Final Plat Approval, for a Residential Subdivision to be known as Channing Square; Property Located at North Channing Street, 468 Division Street and a portion of 472 Division Street, by Channing Square, LLC., as Applicant and City of Elgin. GENERAL INFORMATION Requested Action: Map Amendment Final Plat Approval Current Zoning: CF Community Facility District RC3 Residence Conservation District Historic Preservation District Proposed Zoning: PRC Planned Residence Conservation District Historic Preservation District Intended Use: Property Location: Detached Single Family Residences North Charming Street, 468 and 472 Division Street Applicant: Channing Square, LLC. Owner: City of Elgin Staff Coordinator: Sarosh Saher, Urban Design & Preservation Specialist LIST OF EXHIBITS A. Location Map see attached) B. Zoning Map see attached) C. Parcel Map see attached) EXHIBIT A

34 Map Amendment Review Community Development Group Petition October 8, 2007 D. Aerial Map see attached) E. Environmental Map see attached) F. Site Photos see attached) G. Statement of Purpose and Development Plan see enclosed) H. Draft PRC ordinance see enclosed) I. Related Correspondence see enclosed) BACKGROUND An application has been filed by Channing Square, LLC., requesting approval of a map amendment from CF Community Facility District and RC3 Residence Conservation District to PRC Planned Residence Conservation District, and final plat approval. The property is located at North Channing Street, 468 and 472 Division Street. rib The subject property is currently vacant. The applicant is proposing to rezone and subdivide the approximately acre site to allow for its development as a residential subdivision to be known as Charming Square. The development will comprise of 3 single family lots ranging in size from 4,747 square feet to 9, 69 square feet and an average lot size of 6, 444 square feet. The subject property is located within the Elgin Historic District designated in 98 which requires that all new construction, alteration and demolition conform to the Elgin Design Guidelines for Landmark and Historic Districts. GENERAL FINDINGS The Community Development Group has made the following findings concerning the standards for planned developments: A. Site Characteristics Standard. The suitability of the subject property for the intended zoning district with respect to its size, shape, significant natural features ( including topography, watercourse and vegetation), and existing improvements. Findings. The subject property is suitable for the intended zoning district with respect to the site characteristics standard. The subject property contains approximately acres and is located at the northeast corner of North Charming and Division Streets. The entire property is currently unimproved, with the exception of the lot on the southeast portion which contains a single family residence. A 2

35 Map Amendment Review Community Development Group Petition October 8, 2007 concrete retaining wall runs along the west lot line of the house with a row of trees adjacent to it. The house, retaining wall and trees are proposed to be removed to allow for the development of the site. Topography on the site ranges from a high point of 780 feet near at the southeast corner of the property, and a low of 760 feet at the southwest corner ofthe site, for a maximum relief of 20 feet. B. Sewer and Water Standard. The suitability of the subject property for the intended zoning district with respect to the availability of adequate municipal water, wastewater treatment, and storm water control facilities. Findings. The subject property is suitable for the intended zoning district with respect to the sewer and water standard. The applicant intends to connect to municipal sanitary sewer and water mains that are Stormwater management will conform with the currently present at the subject property. Elgin and Kane County stormwater management ordinances. C. Traffic and Parking Standard. The suitability of the subject property for the intended zoning district with respect to the provision of safe and efficient on- site and off-site vehicular circulation designed to minimize traffic congestion. Findings. The subject property is suitable for the intended zoning district with respect to the traffic and parking standard. The subject property has frontage along North Charming Street and Division Street, both of which are local streets serving the residential areas on the east side of Elgin. Primary access to the property will be provided at North Charming Street and Division Street. Additional access will be provided through a private alley that extends to North Street which runs approximately 50 feet north of the subject property. The property at 472 Division Street located immediately east of the subject property maintains a vehicular cross access easement through the subject property. Access to the property will continue to be provided after development of the site. Parking on the property will be provided within garages that are proposed to be located at the rear of each lot from the private alleys that are proposed to run along the rear or side of each lot. Two lots will have access from driveways located at the street. A total of 9 of 3 lots will comply with the off street parking requirements. D. Zoning History Standard. The suitability of the subject property for the intended zoning district with respect to the length of time the property has remained undeveloped or unused in its current zoning district. Findings. The subject property is suitable for the intended zoning district with respect to the length of time the property has remained undeveloped or unused in its current zoning district. 3

36 Map Amendment Review Community Development Group Petition October 8, 2007 The subject property has been zoned as follows for the years listed: 927 B Residential District 950 C Residential District 960 D Commercial District C Residential District 962 B Retail Business District R4 General Residence District 992 B Retail Business District Present R4 General Residence District CF Community facility District RC3 Residence Conservation District HP Historic Preservation District The subject property was added to the City of Elgin as part of the Edward H. Hotchkiss Addition in 854 and was improved with a single family home for Richard N. and Ellen Botsford. The property was rezoned to D Commercial District in 96 to allow for the construction of the Elgin YMCA Building. The YMCA building was demolished in 2006 following acquisition of the property by the City of Elgin. E. Surrounding Land Use and Zoning Standard. The suitability of the subject property for the intended zoning district with respect to consistency and compatibility with surrounding land use and zoning. Findings. The subject property is suitable for the intended zoning district with respect to consistency and compatibility with surrounding land use and zoning. The subject property is located in the RC3 Residence Conservation District, which contains single family and multiple family dwellings. F. Trend of Development Standard. The suitability of the subject property for the intended zoning district with respect to consistency with an existing pattern of development or an identifiable trend of development in the area. Findings. The subject property is suitable for the intended zoning district with respect to consistency with an existing pattern of development or an identifiable trend within the area. The subject property is located within a mature residential neighborhood. Additionally, the neighborhood is designated as an Historic Preservation District. G. Planned Development Districts Standard. The suitability of the subject property for the intended zoning district with respect to conformance to the provisions for the purpose and intent, and the location and size of a zoning district. The purpose of the PRC Planned Residence Conservation District is to conserve the urban 4

37 Map Amendment Review Community Development Group Petition October 8, 2007 residential environment ofplanned developments granted prior to the effective date of this title. A PRC Planned Residence Conservation District should be located only if the subject property to be mapped adjoins any existing residence conservation district along the entire length of at least two( 2) of its sides encompassing the entire lengths of northerly, southerly, westerly or easterly property lines. The amount of land necessary to constitute a separate PRC zoning district exclusive of rights of way, but including adjoining land or land directly opposite a right of shall way not be less than two acres. No departure from the required minimum size of a PRC Planned Residence Conservation District shall be granted by the City Council. The purpose of the HP Historic Preservation District is to promote and to facilitate the provisions of Title 20, Designation and Preservation of Historically and Architecturally Significant Property. The HP zoning district is an overlay zoning district, and accordingly, the property located within such a district shall also be subject to the regulations ofthe underlying zoning district in which it is located. In general, the purpose and intent of the provision for planned developments is to accommodate unique development situations. For planned development districts, the planned development should demonstrate the following characteristics:. 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. 3. The preservation of significant natural features including topography, watercourses, wetlands, and vegetation. Findings. The subject property is suitable for the intended zoning district with respect to conformance to the provision for the purpose and intent, and the location and size of a PRC Planned Residence Conservation District. The layout of the subdivision will be such that the orientation of the homes to be built on the lots along North Channing and Division Streets will reflect the character of the existing lots across the street. A 2, 555 square foot private park is proposed to be located at the southwest corner of the site. The park will be improved with formal landscaping, an ornamental fence and a pavilion for the use of the residents of the subdivision. The single family homes proposed for the subdivision comprise of three different plan concepts consisting of three elevations each for a total of nine elevations. The elevations have been designed using architectural features, elements and textures that are prevalent in the Elgin Historic District and older established neighborhoods of the community. Significant features of the homes include ample porches on the front or wrapped around to 5

38 Map Amendment Review Community Development Group Petition October 8, 2007 the side, gable or hipped roofs, externally located chimneys constructed in brick, bay windows on primary elevations, and architectural features such as ornamental brackets in the eaves, soffits, fascia, corner boards and trim around the windows. The materials proposed to be used will consist of cement fiber board siding with composite wood trim, and ornamental features. The garages will be located towards the rear of each lot with access provided from a private alley or driveway. The structures will be designed using the same materials, textures and colors as the homes. Landscaping within the subdivision is proposed to be provided in the form of street trees located along the public rights- of-way and foundation plantings for each of the homes proposed within the development. The private park will contain landscaping in the form of artistic groupings of trees and plant material surrounding the pavilion. A row of trees will be planted to screen each of the adjacent homes from the park. A new retaining wall approximately 0 feet in height will be constructed along the southeastern boundary of the subdivision. The wall will be terraced and provided with landscape material to reduce its impact. Departures are being requested from the requirements of the zoning ordinance. H. Comprehensive Plan Standard. The suitability of the subject property for the intended zoning district with respect to conformance to the goals, objectives, and policies of the official comprehensive plan. Findings. The subject property is suitable for the intended zoning district with respect to the Comprehensive Plan Standard. The subject property is designated as " Urban/Traditional Residential ( dwelling units/ acre)" on the Land Use exhibit in the Elgin Comprehensive Plan and Design Guidelines. The Urban/ Traditional Residential designation is suitable for any area where urban density land use, including detached and attached single family homes, and higher density multiple family dwellings exists or is desired. These areas generally include that part of the community that developed between the 850' s and early 960' s, but are also recommended around the mixed use centers and along the transportation corridors. Appropriate locations offer neighborhood access to local, collector and arterial roads, access to water and sanitary sewer systems, and proximity to public safety services. The provision of park and open space is encouraged to provide opportunities for recreation and access to bicycle and pedestrian trail networks. Other uses allowed in this category may include neighborhood commercial centers, churches, and schools in locations deemed appropriate by the City. The density of the proposed development is dwelling units/ acre. The single family homes are proposed to be marketed at price points between $ 275, 000 and $ 325, 000 per home. 6

39 Map Amendment Review Community Development Group Petition October 8, 2007 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. Findings. The subject property is suitable for the intended planned development with respect to the Natural Preservation Standard. The subject property contains a few trees along the northern property line and along the eastern portion of the property. The applicant is proposing to incorporate the trees along the northern property line, but will replace the trees along the eastern property line with new quality landscape material. J. Internal Land Use Standard. 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 subject property is suitable for the intended planned development with respect to the internal land use standard. rik No evidence has been submitted or found that the proposed planned development will be located, designed, or operated in a manner that will exercise undue detrimental influence on itself or surrounding property. PLANNED DEVELOPMENT DEPARTURES AND EXCEPTIONS A planned development may be granted certain departures from the normal standards, regulations, requirements, and procedures of the Elgin Zoning and Subdivision Ordinances. This planned development is proposed to be zoned PRC Planned residence Conservation District. The applicant is requesting certain departures from the normal standards, regulations, and requirements ofthe zoning ordinance. For the purposes of this section, the most similar zoning district is the RC3 residence Conservation District. The applicant is requesting the following departures from the PRC planned residence Conservation District Ordinance:. Section B. Lot Area. In the RC3 district, the minimum zoning lot area per single family dwelling is 6, 000 square feet. The applicant is proposing a minimum lot area of 4, 727 square feet Section C. Lot Width. In the RC3 district the minimum required lot width is 48 feet. The applicant is proposing a minimum lot width of 45 feet. 3. Section E.. Street Setbacks. In the RC3 district, the minimum required 7

40 Map Amendment Review Community Development Group Petition October 8, 2007 building setback from a street lot line is 20 feet. The applicant is proposing a building setback of 5 feet for homes located along Division Street. 4. Section Required Number of Parking Stalls. In the RC3 District the minimum required number of off-street parking stalls is stall per 500 square feet of floor for a requirement of 4 stalls for each of the dwelling units. The applicant is proposing a minimum of 2 stalls per dwelling unit located within garages on four lots within the subdivision. 5. Section B. Size of Driveways for Dwellings: In the RC3 District, the maximum width of a driveway located within the street yard is 0 feet. The applicant is proposing a maximum driveway width of 20 feet within the street yard. 6. Section Street Specifications. The minimum right-of-way width for a minor street is 60 feet and a minimum center line turning radius of 200 feet. The applicant is proposing a minimum right- of-way width of 50 feet and a minimum center line turning radius of 65 feet for the minor street designated as " Botsford Place." 7. Section Streets. The minimum pavement width( back to back of curb or gutters) for minor streets is 30 feet. The applicant is proposing a minimum pavement width of 27 feet. SUMMARY OF FINDINGS, UNRESOLVED ISSUES AND ALTERNATIVES The Community Development Group has developed or identified the following findings, unresolved issues and alternatives: A. Summary of Findings. Planned Development District Standard: The homes have been designed using architectural features, elements and textures that are prevalent in the Elgin Historic District and older established neighborhoods of the community. Significant features of the homes include ample porches on the front or wrapped around to the side, gable or hipped roofs, externally located chimneys constructed in brick, bay windows on primary elevations, and architectural features such as ornamental brackets in the eaves, soffits, fascia, corner boards and trim around the windows. The materials proposed to be used will consist of cement fiber board siding with composite wood trim and ornamental features. A 2, 555 square foot private park is proposed to be located at the southwest corner of the site. The park will be improved with formal landscaping, an ornamental fence and a pavilion for the use of the residents of the subdivision. The Community Development Group finds that the proposed planned development conforms to the purpose and intent of planned developments as contemplated under Section A. The Community Development Group further finds that the proposed planned development conforms to the standards for 8

41 Map Amendment Review Community Development Group Petition October 8, 2007 planned developments as contemplated in Section A. The Community Development Group further finds that the extent to which the proposed planned development departs from the zoning and subdivision regulations otherwise applicable to the subject property as outlined in this map amendment review and the reasons therefore are deemed to be in the public interest as contemplated in Section A. 2. Comprehensive Plan Standard: The subject property is designated as Urban/ Traditional Residential( dwelling units/acre)" on the Land Use exhibit in the Elgin Comprehensive Plan and Design Guidelines. The Urban/ Traditional Residential designation is suitable for any area where urban density land use, including detached and attached single family homes, and higher density multiple family dwellings exists or is desired. These areas generally include that part of the community that developed between the 850' s and early 960' s, but are also recommended around the mixed use centers and along the transportation corridors. The density of the proposed development is dwelling units/ acre. The single family homes are proposed to be marketed at price points between $ 275, 000 and 325, 000 per home. B. Unresolved Issues There are no unresolved issues. C. Summary of Alternatives. There are no substantive alternatives to the proposal other than an approval, denial, or approval with conditions. RECOMMENDATION The Planning and Development Commission on a motion to recommend approval of Petition 59-07, voted 2-2 thereby resulting in a recommendation of denial of said petition. The Community Development Group recommends the approval of Petition 59-07, subject to the following conditions:. Substantial conformance to the Statement ofpurpose and Conformance, submitted by the applicant, represented by Jerome W. Pinderski, Jr., ofpinderski& Pinderski, Ltd, undated. 2. Substantial Conformance to the Plat of Subdivision prepared by Land Surveying Services, Inc, dated October 5,

42 Community Development Group Map Amendment Review Petition October 8, Substantial conformance to the Dimensioned Site Plan prepared by BSB Design, dated August 8, 2007 and last revised on October, Substantial conformance to the Site landscape Plans, Sheets L. and L. 2, prepared by BSB Design, dated August 8, 2007 and last revised on October, Substantial conformance to the preliminary engineering drawings prepared by Seton Engineering titled " Proposed Improvements for Channing Square, Elgin Illinois," Sheets C. - C. 2, dated June 0, 2007, and last revised on October 0, Substantial conformance to the building plans and elevations, sections, and details for Concepts - 3, and garage plans, elevations and sections, prepared by BSB Design, dated May 29, 2007, and last revised on August 7, Compliance with all other applicable codes and ordinances. Respectfully Submitted, Sarosh Saher Urban Design & Preservation Specialist EXHIBITS TO FOLLOW 0

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44 Map Amendment Review Community Development Group Petition October 8, 2007 elk rk uiii r n imas hilt Elul is i! i AN nn ri Mii] II M, It IIIIIviYIIviIII ~: I I. : Ili a n '"=.- =" I.. In EllaC VIII mar. Zoning Classification Iiiiii!iiIIIIiF: VIPil iiikal ' mulles uiic Ilum lllllii Subject Property ; no : ee r. Petition I w. R., _.. III... I IIEj ir Illlllllllln " mm P. - Im.i. I.. owvillm MI' o.=/ INm-.. rme x. a = r w. m I III 0 Residence -' Conservation U,., Q Residence Conservation 2 II `` EU " i " E= = = = Residence Conservation 3 ra. l" _ 0 Planned Residence Conservation ' g - M_ 0! Mid Single Family Residence Im,, 0 Single Family Residence 2 a" iiiiuiiii 0 Planned Single Family Residence 2 P.., ' III!!! la r" Q Two Family Residence. rld. 6 I Multiple Family Residence IMI Planned Multiple Family Residence III 0 Residence Business MN ti M N En. jii III Ir 0 Planned Residential Business r MN w 7'S Neighborhood Business '; MEM ow Planned Neighborhood Business IIIIIII: N... Nam NI Area Business MN = ilk Planned Area Business Center City IEM.. dir Center City 2 f amnia' uii i;: M =" Planned Center City p elm mils // Office Research Industrial I,, LT I A Er UU Planned Office Research Industrial IN General Industrial 2:f~ ` Ihr MIND MIN 0. mi Planned General Industrial P4. I. ` mica ::' gig 7 vim, ni Planned Community Facility O in Community Facility kflei/p = Fox River Preservation mg Planned Center City 2 C / t 0 Planned Two Family Residence 0 limp, ma! EXHIBIT 9 Zoning Map 0 Planned Single Family Residence MN lug 7 Li N Department of Community Development BOO Feet rik October, 2007 etniiiirl 2

45 I i i I I r Map Amendment Review Community Development Group Petition October 8, 2007 i i rm I Subject Property Petition N Charming St 468 Division St r 063: 5'20 J F- Division idi l3_ 5: G 2 W i I I EXHIBIT C Parcel Map iv N rk Department of Community D evelopment Feet October, 2007 Innienia 3

46 ire g r Map Amendment Review Community Development Group Petition October 8, 2007 Ni! ',,., r rit2 4, ' I- A, j a. MI ' t. f..,.- : Subject Property akl S Petition Ai terti I I INE ' k ' I is=, c tea A, away- a as EXHIBIT D r- e Y F.! I 3iani. Y x Aerial Map LA N Department of Community Development Feet rik October,

47 4.*" 4, I t. I 4 a i 4, ri i Map Amendment Review Community Development Group Petition October 8, 2007 i i. ili II I f I I H `} Llii I, rib' i -- flii IL ĪLI / H MIMI _ Hi* I, ani J.,_ 4', ' ' MN -! i I I I I h7 ; i irmi,!,. III I r. t mon. 0 / / i / /.--- i _ t_i_ii,l7 / - II I I : L---_ IT l. I III ) -. I i --- 7,./ - - F-- ' i aimmula J- 7 i / I i/ r ii I I i t H i -, I I, ' Subject Property. ri. I, I ' Petition , J!!! L MEM EMI III I- I -----"- h I WI. I_ I I me N MINN i..-, IQ I I J c 2 ' I-- - DI -- on i i I " , I! mu i F. i H I I = MR mu gm" , I EMIL Li. i I PH - E:,-- r, a i gm i ).- i i IIII-- I ' ' II I----- I TR, I III ( El ii - I I I i I I i I I. - 4.li i. Chicago 7 I ] I! I ' II, _,_,! -! t L._....._.... L i H T I IIILL.Li ' I I el- I } i I i- IM ---' 4 I Ii /..,..<:,- I NM I I 0. 4 EXHIBIT E \ r----- ihl- HI 4., ' I,,,,, T,,,-,,, F., N.-.: 3f- ',.--).,-, t;"'---, NM I I! I I I ' --- L- Ar- i I I!-'- I ',--,-,----,,,.-' T--, F--- St. II I _ I I I I I I 2 i\,.): 4-'''-//-:,-- ''-- i.,' LH r: _ Fri c",;''',;-,: 7- r T- '' s, ',.,,,,,/ / ;:'(`-.-.,,,.:',,>, ', /./ ", 4..,- -,. ---, g.--?,.. /,.,, -: _ II r _7 I NNW _.-- L i t t, c....,'...--' /,-.---::-/ / 7. 7-:-... '.---- I -.-_-- r\ ) '-' _---- \,, e" 5:Y-,./, /. 2)---, ' :-- - Environmental Map 00 Year Floodplain mis Wetland - T, --- / - r-, LAI] Department of Community Development Feet October, 2007 Li N 5

48 4 o OF E lawn Ili City of Elgin A.v Memorandbm TEpEV6 VIA Date: October 8, 2007 To: Mayor and Members of the City Council Olufemi Folarin, City Manager From: William A. Cogley, Corporation Counsel Subject: Planned Development Ordinance for the Charming Square Redevelopment The agenda for the October 24, 2007 City Council meeting was transmitted to you earlier today with Item 0-4 being noted as " Materials to Follow". Attached is a copy of the planned development ordinance for the Charming Square redevelopment which is Item 0-4 on the Other Business agenda for next week' s meeting. tik/ /4/ WAC mg Attachment cc: Sean R. Stegall ( via e- mail w/attachment) Jerry Deering ( via e- mail w/attachment) Sarosh Saher ( via e- mail w/attachment) City Clerk ( via e- mail w/attachment) r

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50 RELATED CORRESPONDENCE PETITION 4-9 N. Channing Street, 468 Division Street, and the northern approximately 55 feet of 472 Division Street

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