HomeMy WebLinkAboutG34-22 Ordinance No. G34-22
AN ORDINANCE
AMENDING ORDINANCE NO. G71-05 WHICH CLASSIFIED NEWLY ANNEXED
TERRITORY IN THE PNB PLANNED NEIGHBORHOOD BUSINESS DISTRICT
(Pingree Creek Subdivision—4400 Damisch Road)
WHEREAS,the territory herein described has been annexed to the City of Elgin; and
WHEREAS, by adopting Ordinance No. G24-04 on February 25, 2004, the City Council
of the City of Elgin classified the property commonly known as Pingree Creek Subdivision,
commercial, Metra station, and Metra parking, located at 4400 Damisch Road, to a PNB Planned
Neighborhood Business District; and
WHEREAS,by adopting Ordinance No. G71-05 on July 27,2005,the City Council of the
City of Elgin amended Ordinance No. G24-04 in its entirety and classified the territory described
herein in the PNB Planned Neighborhood Business District, and which is subject to the
requirements of Ordinance No. G71-05; and
WHEREAS, a written application has been made to amend Ordinance No. G71-05 in its
entirety, and classify said territory in the PNB Planned Neighborhood Business District; and
WHEREAS, the said territory containing the Pingree Creek Subdivision commercial,
Metra Station and Metra parking premises at 4400 Damisch Road is described herein; and
WHEREAS,the Planning and Zoning Commission conducted a public hearing concerning
said application on May 2, 2022 following due notice including by publication; and
WHEREAS, the Community Development Department and the Planning and Zoning
Commission have submitted their Findings of Fact concerning said application; and
WHEREAS, the Community Development Department and the Planning and Zoning
Commission 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 Ordinance No. G71-05, and establishing a new PNB Planned Neighborhood Business 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 May 2, 2022, 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. G71-05 adopted by the City Council on July 27, 2005,
be and is hereby amended in its entirety to read as follows:
Section 3. 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:
The boundaries herein before laid out in the `Zoning District Map',as amended,be and are
hereby altered by including in the PNB Planned Neighborhood Business District the following
described areas within the project area:
Those areas on the attached Pingree Creek Zoning Map,prepared by ESM Civil Solutions,
LLC, last revised October 27, 2020, designated as commercial and commercial/multi-family flex
area.
Section 4. That the development of the PNB Planned Neighborhood Business District as
described in Section 3 shall be developed subject to the following provisions:
A. Purpose and Intent. The purpose and intent of this PNB zoning district is to provide a
planned environment for commercial areas supplying daily convenience commodities and
services to neighborhood and commuter populations, subject to the provisions of Chapter
19. 60 Planned Developments, of the Elgin Municipal Code, 1976, as amended. The PNB
Districts are most similar to, but depart from the standard requirements of the NB zoning
district.
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 19.90, Supplementary Regulations, of the Elgin
Municipal Code, 1976, as amended. The exclusion of such symbol shall not exempt such
word or phrase from the applicable supplementary regulation.
C. General Provisions. In this PNB zoning district, the use and development of land and
structures shall be subject to the provisions of Chapter 19.05, General Provisions, of the
Elgin Municipal Code, 1976, as amended.
D. Zoning Districts-Generally. In this PNB zoning district,the use and development of land
and structures shall be subject to the provisions of Chapter 19.07, Zoning Districts, of the
Elgin Municipal Code, 1976, as amended.
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E. Location and Size of District. This PNB zoning district should be located in substantial
conformance to the official comprehensive plan. The amount of land necessary to
constitute a separate PNB Planned Single Family Residence District exclusive of rights of
way, but including adjoining land or land directly opposite a right of way shall not be less
than two (2) acres. No departure from the required minimum size of a planned
neighborhood business district shall be granted by the City Council.
F. Land Use. In this PNB zoning district, the use of land and structures shall be subject to
the provisions of Chapter 19.10, Land Use, of the Elgin Municipal Code, 1976, as
amended. The following enumerated land uses [SR] shall be the only land uses allowed as
a"permitted use" [SR] or as a"conditional use" [SR] in this PNB Planned Neighborhood
Business District:
1. Permitted Uses. The following enumerated land uses [SR] shall be the only land uses
allowed as a "permitted use" [SR] in this PNB Planned Neighborhood Business
District:
Residence Division.
1. "Upper floor apartment dwellings" [SR] (UNCL).
2. "Multiple family dwellings" [SR] (UNCL), only on properties identified as
"commercial/multi-family flex area" on the Pingree Creek Zoning Map, prepared
by ESM Civil Solutions LLC,last revised October 27,2020. Such"Multiple family
dwellings" shall comply with the requirements of the PMFR Ordinance No. G33-
22, as amended.
3. "Two-family dwellings" [SR] (UNCL), only on properties identified as
"commercial/multi-family flex area" on the Pingree Creek Zoning Map, prepared
by ESM Civil Solutions LLC, last revised October 27, 2020. Such "two- family
dwellings" shall comply with the requirements of the PMFR Ordinance No. G33-
22, as amended.
4. "Attached dwellings" [SR] (UNCL), only on properties identified as
"commercial/multi-family flex area" on the Pingree Creek Zoning Map, prepared
by ESM Civil Solutions LLC, last revised October 27, 2020. Such "attached
dwellings" shall comply with the requirements of the PMFR Ordinance No. G33-
22, as amended.
Municipal Services Division.
5. "Municipal facilities" [SR] (UNCL) on a zoning lot containing less than
two (2)acres of land.
Offices Division.
6. "Offices" [SR] (UNCL)
Finance, Insurance, and Real Estate Division.
7. Development sales office [SR] (UNCL).
8. "Finance, insurance, and real estate" (H).
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Services Division.
9. "Advertising"(731).
10. "Automotive renting and leasing without drivers" (751).
11. "Barbershops" (724).
12. "Beauty shops" (723).
13. "Bed and breakfast inns" [SR] (7011).
14. "Commercial, economic, sociological and educational research"(8732).
15. "Commercial, physical, and biological research" (8731).
16. "Computer programming, data processing and other computer-related
services" (737).
17. "Computer rental and leasing" (7377).
18. "Dance studios and schools" (791).
19. "Detective and guard services" (7381).
20. "Electrical and electronic repair shops" (7629).
21. "Engineering,accounting,research,management and related services"(87).
22. "Funeral service" (726).
23. "Garment pressing, and agents for laundries and dry cleaners" (7212).
24. "Home health care services"(808).
25. "Laundry collecting and distributing outlets" (7211).
26. "Legal services"(811).
27. "Libraries" (823).
28. "Mailing, reproduction,commercial art and photography, and stenographic
services" (733).
29. "Management and public relations services" (874).
30. "Medical and dental laboratories" (807).
31. "Membership organizations"(86).
32. "Membership sports and recreation clubs" (7997).
33. "Miscellaneous personal services not elsewhere classified" (7299).
34. "News syndicates"(7383).
35. "Noncommercial research organizations" (8733).
36. "Offices and clinics of dentists" (802).
37. "Offices and clinics of doctors of medicine"(801).
38. "Offices and clinics of doctors of osteopathy" (803).
39. "Offices and clinics of other health practitioners" (804).
40. "Other schools and educational services"(829).
41. "Personnel supply services" (736).
42. "Photofinishing laboratories"(7384).
43. "Photographic studios, portrait"(722).
44. "Physical fitness facilities"(7991).
45. "Professional sports operators and promoters"(7941).
46. "Radio and television repair shops"(7622).
47. "Security systems services"(7382).
48. "Shoe repair shops and shoeshine parlors" (725).
49. "Tax return preparation services"(7291).
50. "Videotape rental" (784).
51. "Vocation schools" (824).
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52. "Watch, clock and jewelry repair"(763).
Retail Trade Division
50. "Apparel and accessory stores"(56).
51. "Building materials,hardware and garden supply" (52).
52. "Carryout restaurants" (5812).
53. "Catalog and mail-order houses" (5961).
54. "Direct selling establishments" (5963).
55. "Drugstores and proprietary stores" (591).
56. "Eating places"(5812).
57. "Florists" (5992).
58. "Food stores"(54).
59. "General merchandise stores" (53).
60. "Home furniture, furnishings and equipment stores" (57).
61. "Miscellaneous retail stores not elsewhere classified" (5999).
62. "Miscellaneous shopping goods stores" (594).
63. "News dealers"(5994).
64. "Optical goods stores" (5995).
65. "Tobacco stores" (5993).
Agricultural Division
66. "Farm labor and management services" (076).
67. "Greenhouses for floral products," exclusively "accessory" [SR] to a use
allowed in the zoning district(0181).
68. "Landscape counseling and planning" (0781).
Construction Division.
69. Contractor's office and equipment areas [SR] (UNCL).
Manufacturing Division.
70. "Commercial printing occupying less than five thousand(5,000)square feet
of gross floor area"(2752).
Transportation,Communication, and Utilities Division.
71. "Amateur radio antennas" [SR] (UNCL).
72. "Arrangement of passenger transportation"(472).
73. "Arrangement of transportation of freight and cargo" (473).
74. "Branch United States post offices" (4311).
75. "Bus charter service operators'offices"(414).
76. "Cable and other pay television services" (484).
77. "Commercial antennas and antenna structures mounted on existing
structures" [SR] (UNCL).
78. "Communication services not elsewhere classified" (489).
79. "Intercity and rural bus transportation operators' offices" (413).
80. "Local and suburban passenger transportation operators' offices" (411).
81. "Radio and television antennas" [SR] (UNCL).
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82. "Radio and television broadcasting stations" (483).
83. "Railroad operators' offices"(401).
84. "Commuter railroad station" (401).
85. "Satellite dish antennas" [SR] (UNCL).
86. "School bus operators' offices"(415).
87. "Taxicab operators' offices"(412).
88. "Telegraph and other message communications" (482).
89. "Telephone communications" (481).
90. "Treatment, transmission, and distribution facilities: poles, wires, cables,
conduits, laterals, vaults,pipes,mains, and valves" [SR] (UNCL).
Miscellaneous Uses Division.
91. "Planned developments" [SR] (UNCL)on a zoning lot containing less than
two acres of land, subject to the provisions of Chapter 19.60, Planned
Developments, of the Elgin Zoning Ordinance.
92. "Accessory structures" [SR] (UNCL)to the conditional uses allowed in this
PNB Planned Neighborhood Business District, subject to the provisions of
Chapter 19.12.500,Accessory structures and Buildings.
93. "Accessory uses" [SR] (UNCL)to the conditional uses allowed in this PNB
Planned Neighborhood Business District, subject to the provisions of
Section 19.10. 400, Component Land Uses.
2. Conditional Uses. The following enumerated land uses [SR] shall be the only land
uses allowed as a"conditional use" [SR] in this PNB Planned Neighborhood Business
District:
Municipal Services Division.
1. Municipal facilities [SR] (UNCL) on a zoning lot containing less than two
(2) acres of land.
Public Administration Division.
2. "Public administration"(J)on a zoning lot containing less than two(2)acres
of land.
Finance,Insurance,and Real Estate Division.
3. "Check-cashing agencies"(6099).
Services Division.
4. `Billiard parlors"(7999).
5. "Bingo parlors" (7999).
6. "Car washes" [SR] (7542).
7. "Child daycare services" (835).
8. "Coin-operated amusement establishments"(7993).
9. "Home child daycare services" [SR] (8351).
10. "Individual and family social services" (832).
11. "Job training and vocational rehabilitation services"(833).
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Retail Trade Division.
12. "Convenience food stores, operated on a twenty-four (24) hour basis"
(5411).
13. "Drinking places (alcoholic beverages)" (5813).
14. "Drive-in restaurants"(5812).
15. "Motor vehicle dealers"(55).
16. "Motor vehicle service stations" [SR] (554).
17. "Outdoor eating and drinking facilities" [SR] (5813).
18. "Package liquor sales establishments" [SR] (5921).
Agricultural Division.
19. "Dog grooming"(0752).
20. "Veterinary services for household pets" (0742).
Transportation, Communication, and Utilities Division.
21. "Conditional commercial antenna tower" [SR] (UNCL).
22. "Conditional commercial antennas and antenna structures mounted on
existing structures" [SR] (UNCL).
23. "Courier services" (4215).
24. "Other radio and television antennas" [SR] (UNCL).
25. "Other satellite dish antennas" [SR] (UNCL).
26. "Pipelines, except natural gas" (461).
27. "Railroad tracks" (401).
28. "Treatment, transmission and distribution facilities: equipment, equipment
buildings, towers, exchanges, substations, regulators" [SR] (UNCL).
Miscellaneous Uses Division.
29. "Accessory package liquor sales establishment" [SR] (UNCL).
30. "Accessory structures" [SR] (UNCL)to the conditional uses allowed in the
NB Neighborhood Business District, subject to the provisions of Section
19.12.500 of this Title.
31. "Accessory uses" [SR] (UNCL) to the conditional uses allowed in the NB
Neighborhood Business District, subject to the provisions of Section
19.10.400 of this Title.
32. "Drive-through facilities" [SR] (UNCL), subject to the provisions of
Chapter 19.45 of this Title.
33. "Master signage plan" [SR], subject to the provisions of Chapter 19.50 of
this Title.
34. "Planned developments" [SR] (UNCL)on a zoning lot containing less than
two(2)acres of land,subject to the provisions of Chapter 19.60 of this Title.
G. Site Design - In this PNB Planned Neighborhood Business District, the use and
development of land and structures shall be subject to the provisions of Section 19.12,"Site
Design", of the Elgin Municipal Code, as amended, Section 19.35.335 "Site Design" for
NB Neighborhood Business District, of the Elgin Municipal Code, as amended, except as
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provided within this section, and shall be in substantial conformance with the following
documents:
1. General conformance with the Preliminary Plat booklet for Pingree Creek,prepared by
Shodeen Inc., Otis Koglin Wilson Architects, and Sheaffer and Roland, Inc., dated
January 28, 2004, as amended, including the following:
a. Pingree Creek(Data Table),prepared by Shaffer&Roland, Inc.,dated January 11,
2007.
b. Preliminary Plan for Pingree Creek, prepared by Shaffer & Roland, Inc., last
revised May 4, 2007.
c. Village Neighborhood Vignettes (2 of 2), prepared by Otis Koglin Wilson, dated
January 12, 2004.
d. Pingree Creek Wayfinding Sign Plan, prepared by Otis Koglin Wilson, dated
January 27,2004.
e. Pingree Creek Subdivision Preliminary Engineering, prepared by Sheaffer &
Roland, Inc., dated May 4, 2007, including Street Cross-Section Drawings for
Damisch Road and Highland Avenue.
f. Pingree Creek Design Principles and Applications, dated January 28, 2004.
2. In the event the owner of the subject property proposes development of a phase or
phases of the development which are not in general conformance with the foregoing
listed site design conditions, the owner shall be required to submit a development plan
to the city for review by the Planning and Zoning Commission and approval by the
City Council.
3. Substantial conformance to the Development Application submitted by Sho-Deen
Construction LLC, as applicant, and Wessel Court East, L.L.C., State Bank of Geneva
Trust 925, State Bank of Geneva Trust 907, Shodeen Construction Company, L.L.C.,
Elgin Redevelopment Company, L.L.C., Northon Lake Homes, III, L.L.C. / Damisch
Road, L.L.C.,and Pingree Creek, L.L.C.,as property owners,received April 20,2018,
and supporting documents including:
a. Pingree Creek Annexation Amendment 3 Narrative, dated October 27, 2020;
b. Pingree Creek Zoning Map, prepared by ESM Civil Solutions, LLC, last revised
October 27, 2020; and
c. Site Exhibit of Pingree Creek plans, prepared by Compass Surveying Ltd, dated
April 20, 2018, last revised January 19, 2019, with such further revisions as
required by the City Engineer.
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.
4. The exterior design of commercial buildings in the proposed PNB Planned
Neighborhood Business District shall comply with the Commercial Area Design
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Guidelines in the 2018 City of Elgin Comprehensive Plan,as amended, as approved by
the Community Development Director.
5. The properties identified as"commercial/multi-family flex area"on the Pingree Creek
Zoning Map, prepared by ESM Civil Solutions LLC, last revised October 27, 2020,
may be developed with residential use, including "multiple-family dwellings", "two-
family dwellings",and/or"attached-family dwellings"with a maximum density of 20.3
units per acre. Such residential use shall comply with the requirements of the PMFR
Ordinance No. GXX-22, as amended.
6. A departure is hereby granted to allow the construction of multiple principal buildings
on a zoning lot for the development of residential uses on the properties identified as
"commercial/multi-family flex area" on the Pingree Creek Zoning Map, prepared by
ESM Civil Solutions LLC, last revised October 27, 2020.
7. Compliance with all applicable codes and ordinances.
H. Off-Street Parking. In this PNB zoning district, off street parking shall be subject to the
provisions of Chapter 19.45, "Off-Street Parking", of the Elgin Municipal Code, 1976, as
amended, except as provided herein, and shall be subject to the following conditions:
1. A departure from the off-street parking requirements is hereby granted to allow the
construction of the multi-family developments within Pingree Creek Subdivision with
the following parking requirements:
a. The minimum required number of parking spaces for each studio or 1-BD Unit shall
be 1.5 parking spaces per unit.
b. The minimum required number of parking spaces for each 2-BD Unit shall be 1.75
parking spaces per unit.
c. The minimum required number of parking spaces for each unit with three or more
bedrooms shall be two parking spaces per unit.
I. Off-Street Loading. In this PNB zoning district, off-street loading shall be subject to the
provisions of Chapter 19.47, "Off-Street Loading", of the Elgin Municipal Code, 1976, as
amended.
J. Signs. In this PNB zoning district,signs shall be subject to the provisions of Chapter 19.50,
Signs,of the Elgin Municipal Code, 1976,as amended,and shall be subject to the following
conditions:
1. The development administrator may require, and may approve signs, including
temporary model home and sales office signs and signs for uses associated therewith
and for directions thereto, not otherwise provided by this title in support of the
development.
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K. Nonconforming Uses and Structures. In this PNB zoning district, nonconforming uses
and structures shall be subject to the provisions of Chapter 19.52 "Nonconforming Uses
and Structures"of the Elgin Municipal Code, as amended.
L. Amendments. In this PNB zoning district,application for text and map amendments shall
be subject to the provisions of Chapter 19.55, Amendments. A text and map amendment
may be requested by an individual lot or property owner for a zoning lot without
necessitating that all other property owners in this PNB zoning district authorize such an
application.
M. Planned Developments. In this PNB zoning district, 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 PNB zoning district and without necessitating that
all other property owners in this PNB zoning district authorize such an application.
N. Conditional Uses. In this PNB zoning district, application for conditional uses shall be
subject to the provisions of Chapter 19.65 Conditional Uses, of the Elgin Municipal Code,
1976, as amended. A conditional use may be requested by an individual lot or property
owner for a zoning lot without requiring an amendment to this PNB zoning district and
without necessitating that all other property owners in this PNB zoning district authorize
such an application.
O. Variations.Any of the requirements of this ordinance may be varied by petition of a lot or
property owner subject to this Ordinance, however, such variation is subject to the
provisions of Section 19.70,Variations,of the Elgin Municipal Code, as may be amended.
A variation may be requested by an individual property owner for a zoning lot without
requiring an amendment to this PNB zoning district and without necessitating that all other
property owners in this PNB zoning district authorize such an application.
P. Subdivisions — Generally. The subdivision of the subject property and development
thereof shall comply with the subdivision regulations of the city, as amended, and the Plat
Act of the State of Illinois.
Q 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 19.75, Appeals, of the Elgin Municipal Code, 1976, as
amended.
Section 5. That this ordinance shall be in full force and effect immediately after its passage
in the manner provided by law.
David J. Kr tain, Mayor
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Presented: July 27, 2022
Passed: July 27, 2022
Omnibus Vote: Yeas: 8 Nays: 0
Recorded: July 27, 2022
Published: July 27, 2022
A es :
Kimberly Dewis, WCleiks °a'
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EXHIBIT A
May 23,20222
RECOMMENDATION & FINDINGS OF FACT
OF THE COMMUNITY DEVELOPMENT DEPARTMENT AND
THE PLANNING & ZONING COMMISSION
CITY OF ELGIN, IL
OVERVIEW
Provided herein are the written findings and recommendation of the Community Development
Department and the Planning & Zoning Commission regarding Petition 15-18, an application by
Sho-Deen Construction LLC, as applicant, and Wessel Court East, L.L.C., State Bank of Geneva
Trust 925, State Bank of Geneva Trust 907, Shodeen Construction Company, L.L.C., Elgin
Redevelopment Company,L.L.C.,Northon Lake Homes, III,L.L.C. /Damisch Road, L.L.C., and
Pingree Creek,L.L.C.,as property owners,requesting approval of an amendment to the annexation
agreement, map amendment to planned development (specifically further amending the planned
development ordinances), an amendment to the preliminary plat of subdivision, and final plat of
subdivision for Residences at Pingree Creek, with departures from the Elgin Municipal Code
requirements for the minimum lot width, minimum lot area, maximum number of principal
buildings per zoning lot, the required number of parking spaces, and any other departures as may
be necessary or desirable,to modify the land use plan for the Pingree Creek Subdivision,including
but not limited to five new model home plans, and approval of a multiple-family residential
development known as Residences at Pingree Creek, all at the property commonly referred to as
Pingree Creek Subdivision located at 4400 Damisch Road.
GENERAL INFORMATION
Petition Number: 15-18
Property Location: 4400 Damisch Road
Requested Action: Amendment to the Annexation Agreement,Map Amendment to
Planned Development,Amendment to Preliminary Plat of
Subdivision for entire Pingree Creek Subdivision, and Final Plat of
Subdivision for Residences of Pingree Creek
Current Zoning: PSFR2 Planned Single Family Residence District(Narrow Lot)Ord.
No. G48-09) PSFR2 Planned Single Family Residence District
(Standard Lot)Ord.No. G49-09 PCF Planned Community Facility
District Ord.No. G51-09 PMFR Planned Multiple Family
Residence District Ord.No. G50-09. and PNB Planned
Neighborhood Business District Ord.No. G71-05
Recommendation &Findings of Fact
Petition 15-18
May 23,2022
Proposed Zoning: Amend all Planned Development Ordinances
Existing Use: Vacant, agricultural
Proposed Use: Commercial and residential subdivision
Applicant: Sho-Deen Construction LLC
Owner: Wessel Court East,L.L.C., State Bank of Geneva Trust 925, State
Bank of Geneva Trust 907, Shodeen Construction Company,
L.L.C., Elgin Redevelopment Company, L.L.C.,Northon Lake
Homes, III, L.L.C. Damisch Road, L.L.C., and Pingree Creek,
L.L.C.,
Staff Coordinator: Damir Latinovic,AICP, Senior Planner
Exhibits Attached: A. Aerial/Location Map
B. Zoning May
C. Parcel Map
D. Site Location
F. Development Application, Annexation Agreement
Amendment, and Attachments
BACKGROUND
Sho-Deen Construction LLC, as applicant, and Wessel Court East, L.L.C., State Bank of Geneva
Trust 925, State Bank of Geneva Trust 907, Shodeen Construction Company, L.L.C., Elgin
Redevelopment Company,L.L.C.,Northon Lake Homes, III,L.L.C./Damisch Road,L.L.C.,and
Pingree Creek, L.L.C., as property owners, are requesting approval of an amendment to the
annexation agreement, map amendment to planned development (specifically further amending
the planned development ordinances), an amendment to the preliminary plat of subdivision, and
final plat of subdivision for Residences at Pingree Creek,with departures from the Elgin Municipal
Code requirements for the minimum lot width, minimum lot area, maximum number of principal
buildings per zoning lot, the required number of parking spaces, and any other departures as may
be necessary or desirable,to modify the land use plan for the Pingree Creek Subdivision,including
but not limited to five new model home plans, and approval of a multiple-family residential
development known as Residences at Pingree Creek, all at the property commonly referred to as
Pingree Creek Subdivision located at 4400 Damisch Road.
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Recommendation & Findings of Fact
Petition 15-18
May 23, 2022
The land for the 780-acre Pingree
Creek Subdivision was annexed
ti in two parts in 2004 and 2005.The
subdivision is located on the north
and south sides of US Highway 20
� near the intersection with
Reinking Road, and on both east
and west sides of Damisch Road.
r The approved subdivision
includes 2,729 residential units
across various types of
neighborhoods. Single-family lots
' include 30-foot-wide, 40-foot-
-- wide, 50-foot-wide,60-foot-wide,
-,} and 80-foot-wide lots. Most lots
f FR: north of Highland Avenue are
_ planned to have front/street
- access, while the majority of lots
south of Highland Avenue are
within traditional neighborhoods
with rear/alley access. The
subdivision includes 15 acres
}
reserved for a Metra station and
commuter parking lots, 17.2-acre
school site in District 301 south of
US Highway 20, several areas
Figure 1.Site area map with zoning overlay
planned for multi-family development, and commercial development along US Highway 20. The
applicant has not received final plat approval for any of the phases within the subdivision, and the
construction of the subdivision has not yet commenced.The existing annexation agreement expires
in February of 2024.
The property is surrounded by residential subdivisions and vacant land used for agricultural
purposes. Portions of the Village of Pingree Grove located north of US Highway 20 and west of
Reinking Road abut the subdivision on the west side. The vacant land areas located generally east
of the subdivision and north of the Canadian, Pacific, and Metra tracks are part of the HCI
Subdivision annexed in 2004.The Highland Woods single-family residential subdivision,also part
of the City of Elgin, abuts the property generally to the southeast. There is little non-residential
development,other than agricultural uses,in the immediate vicinity of Pingree Creek Subdivision.
The Outpost Tavern restaurant and Kountry Pet resort, an animal boarding and dog training
facility, are located along US Route 20, while The Milk House Ice Cream restaurant is located
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Recommendation & Findings of Fact
Petition 15-18
May 23, 2022
along Reinking Road.
Pro oral
The applicant is proposing an amendment to the approved land plan for Pingree Creek Subdivision
and the final plat of subdivision for Residences at Pingree Creek, a multifamily development
located between Reinking Road on the west and Damisch Road on the east.
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Figure 2. Proposed land plan for Pingree Creek Subdivision
- 4 -
Recommendation & Findings of Fact
Petition 15-18
May 23,2022
The proposed amendment includes the following changes:
■ increase the overall unit count from 2729 to 3051 units;
■ eliminate the land reserved for Metra station,which is no longer planned by Metra;
■ modify land plan along US Highway 20 to account for the future round-about;
■ modify certain 50-foot-wide and 60-foot-wide lots west of Damisch Rd and south of
Highland Avenue to have either alley access or traditional front access;
■ increase the commercially-zoned area from 21.7 acres to 25.5 acres;
■ allow certain areas along US Highway 20(the 1.5-acre lot,and 2.0-acre lot)to be developed
with either commercial or multi-family residential developments;
■ modify the parking requirement for multi-family residential developments;
■ allow four additional single-family model homes; and
■ approve final plat of subdivision for Residences at Pingree Creek multi-family
development.
The increase to the number of units is primarily the result of the rezoning of the former 15-acre
area reserved for potential Metra station and commuter parking for multi-family residential
development, and allowing two areas(3.5 acres total)along US Highway 20 to be developed with
either the commercial or multi-family residential developments. Metra does not have any plans for
the expansion of the Milwaukee District West (MD-W) line, which currently ends at the Big
Timber Road station east of Randall Road. Chicago Metropolitan Agency's (CMAP) On To 2050
regional plan also does not contemplate for any new Metra transit stations in this area.
As part of the proposal to allow the 50-foot-wide and 60-foot-wide lots on the west side of Damisch
Road and south of Highland Avenue to be able to be built with either front/street loaded garages
or traditional alley-loaded garages, the applicant is proposing four new model homes. The new
model homes comply with the current residential design guidelines including a recessed garage,
6-foot deep porches on most model elevations,one-foot eave overhangs on all elevations,and four-
sided architecture. As part of the original annexation agreement, all model homes within Pingree
Creek Subdivision may include any type of exterior materials, including but not limited to
traditional materials,vinyl, or aluminum siding. No changes are proposed to previously approved
exterior building materials for single-family homes.
- 5 -
Recommendation & Findings of Fact
Petition 15-18
May 23, 2022
- .... y._ / Pdguftnp./ 1Noo u.n: 100
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Figure 3. Proposed site plan for Residences at Pingree Creek multi-family development
Rear Elevation(stone option)
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Figure 4.Rear elevation of one of the proposed buildings for Residences at Pingree Creek multi-family development
- 6 -
Recommendation & Findings of Fact
Petition 15-18
May 23, 2022
The proposed Residences at Pingree Creek multi-family development, for which the applicant is
seeking the final plat approval,is located on the 12.2-acre land located between Reinking Road on
the west and Damisch Road on the east. The development includes 224 units in 12 buildings with
18 or 19 units per building. There are a total of 108 1-131) units and 116 2-BD units within the
development. One bedroom units range from 692 to 762 square feet of floor area. The two-
bedroom units range from 1,048 to 1,253 square feet of floor area. The applicant is proposing 366
parking spaces (1.6 parking spaces per unit). 18-unit buildings include four attached garage
parking spaces, while the 19-unit buildings include two attached garage parking spaces. The
development is designed to conceal the parking areas on the interior of the development screened
by the buildings facing Reinking Road on the west and buildings facing Damisch Road on the east.
Some detached garages are also planned within the internal parking lots.
As part of the proposed amendment, the applicant is seeking approval of a departure from the
parking requirement for multi-family developments. Per the zoning ordinance, each residential
unit is required to provide one parking space per 500 square feet of floor area,with a minimum of
two and a maximum of four parking spaces required. With the proposed mix of one- and two-
bedroom units, the proposed Residences at Pingree Creek multi-family development would be
required to provide 496 parking spaces.
The applicant is instead proposing a parking requirement of 1.5 parking spaces per 1-BD unit, 1.75
parking spaces per 2-BD unit, and 2 parking spaces per 3+BD units that would be applicable to
any multi-family development within the subdivision. With 108 1-1313 units and 116 2-BD units,
the proposed Residences at Pingree Creek multi-family development would be required 365
parking spaces.
The applicant is proposing 366 parking spaces for The Residences at Pingree Creek development,
which meets the proposed parking requirement.
In 2016, the City, Village of Pingree Grove, and Illinois Department of Transportation (IDOT)
agreed that the best solution to replace the curve at Route 20 and Reinking Road was with a
roundabout. The City and applicant have partnered to develop the engineering plans and pursue
funds for the new configuration, and the project was awarded a$1.75 million grant in 2020. The
construction cost is about $4.1 million. If no additional state or federal grants are received, the
balance would be covered by a portion of the roadway impact fees generated from this
development and previously collected roadway impact fees.Construction would start no later than
2024.
The Community Development Department offers the following additional information:
A. Property History.The subject property was annexed and zoned in two parts. The original
annexation and zoning,which encompassed 630 acres of land,was approved in 2004. The
balance of the project area,which encompassed 150 acres of land,was annexed and zoned
- 7 -
Recommendation & Findings of Fact
Petition 15-18
May 23,2022
in 2005 as part of the first amendment to the annexation agreement. The original approval
included 2,729 units across a variety of single-family lots and multi-family areas. The
subdivision plan also included two school sites, one in District 300 north of Highland
Avenue and one in District 301 south of US Highway 20,commercial areas primarily along
US Highway 20, a 15-acre land area reserved for Metra station and commuter parking,and
various open space areas.
In 2009, the City approved the 2" amendment to the annexation agreement that affected
areas north of Highland Avenue, and established Damisch Road as a boulevard street. The
amendment eliminated the school site in District 300, while the total number of units
allowed remained at 2,729.
B. Surrounding Land Use and Zoning. The property is surrounded by residential
subdivisions and vacant land used for agricultural purposes. Portions of the Village of
Pingree Grove located north of US Highway 20 and west of Reinking Road abut the
subdivision on the west side.The vacant land areas located generally east of the subdivision
and north of the Canadian, Pacific, and Metra tracks are part of the HCI Subdivision
annexed in 2004. The Highland Woods single-family residential subdivision, also part of
the City of Elgin, abuts the property generally to the southeast. There is little non-
residential development, other than agricultural uses, in the immediate vicinity of Pingree
Creek Subdivision. The Outpost Tavern restaurant and Kountry Pet resort, an animal
boarding and dog training facility are located along US Route 20, while The Milk House
Ice Cream restaurant is located along Reinking_Road.
C. Comprehensive Plan.The proposed land plan for Pingree Creek Subdivision is consistent
with the land use designations illustrated on the Future Land Use Plan Map in the 2018
Comprehensive Plan. The majority of the subdivision area is classified as Single Family
Detached. The areas along US Highway 20 near the intersection with Reinking Road are
classified Neighborhood Commercial. Areas surrounding the Neighborhood Commercial
portion of the subdivision are classified as Transition Residential.
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 1.5 to 6.5 du/ac.
However, more specifically, densities within the Residential Core area identified on the
Residential Areas Framework Plan should range from 4.0 to 6.5 du/ac;densities within the
Single-Family Neighborhood area should range from 2.5 to 3.0 du/ac; and densities within
the Growth Area Residential area should range from 1.5 to 2.5 du/ac.
- 8 -
Recommendation & Findings of Fact
Petition 15-18
May 23, 2022
The neighborhood commercial land uses provide goods and services to local residents and
serve day-to-day needs. Uses may include grocery stores,professional offices,retail shops,
and local service providers. Development within neighborhood commercial areas should
be compatible with and reflect the scale and character of the surrounding neighborhood.
Mixed-use development should be encouraged within neighborhood commercial areas.
Transition residential areas comprise a mix of single-family attached and multi-family
development. This land use should be applied in areas surrounding future commercial
districts in Elgin's Growth Area to provide a buffer to future single-family residential
neighborhoods. Transition residential areas are key to establishing vibrant neighborhoods
and commercial districts in Elgin's Growth Area that are compact, walkable, and transit-
supportive.Densities should range from 4-to 100 du/ac.Within new developments,density
within a Transition Residential lands use should transition from the highest being next to
the commercial land use to the lowest being next to the single-family detached or attached
land use. Generally, when provided within a new development, the height of multi-family
housing product should not exceed 4 to 6 stories.
D. Zoning District. The applicant is proposing to amend the existing PCF, PSFR2 (Narrow
Lot), PSFR2 (Standard Lot), PMFR, and PNB Districts.
The purpose and intent of this PCF zoning district is to provide a planned environment for
various types of community facilities. In general, community facilities provide
governmental, recreational, educational, health, social, religious, and transportation
services to the community on-a for-profit or on a not-for-profit basis.
The purpose and intent of the PSFR2 zoning districts (Narrow Lot Neighborhood and
Standard Lot Neighborhood) is to provide a planned urban residential environment of
standardized high density for single family attached(duplexes and townhomes)and single
family detached dwellings. The PSFR2 District is most similar to, but departs from the
standard requirements of the SFR2 Single Family Residential District, the TFR Two
Family District, and the MFR Multiple Family Residence District.
The purpose and intent of this PMFR zoning district is to provide a planned urban
residential environment for multiple family dwellings. The PMFR District is most similar
to, but departs from the standard requirements of, the MFR Multiple Family Residential
District.
The purpose and intent of this PNB zoning district is to provide a planned environment for
commercial areas supplying daily convenience commodities and services to neighborhood
and commuter populations, subject to the provisions of Chapter 19. 60 Planned
Developments, of the Elgin Municipal Code, 1976, as amended. The PNB Districts are
most similar to,but depart from the standard requirements of the NB zoning district.
-9-
Recommendation & Findings of Fact
Petition 15-18
May 23, 2022
E. Trend of Development. The subject property is located west of Randall Road in the
Western Growth Area of Elgin. Staff anticipates the trend of development in the Western
Growth Area of Elgin will continue to be dominated with single-family subdivisions with
a trend towards smaller 50-foot-wide or 60-foot-wide lots. Land along US Highway 20 is
expected to continue to develop with auto-oriented commercial uses providing services to
the residents from the surrounding neighborhoods.
FINDINGS
After due notice as required by law, the Planning & Zoning Commission conducted a public
hearing in consideration of Petition 15-18 on May 23,2022.Testimony was presented at the public
hearing in support of the application. The Community Development Department submitted a
Development Application Review and Written Findings & Recommendation to the Planning &
Zoning Commission dated May 23, 2022.
The Community Development Department and the Planning & Zoning Commission have made
the following findings regarding the application against the standards for map amendments
outlined in§ 19.55.030, and planned developments outlined in§ 19.60.040:
STANDARDS FOR MAP AMENDMENTS AND PLANNED DEVELOPMENTS
A. Site Characteristics Standard. The suitability of the subject property for the planned
development 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 planned development with
respect to its size, shape, significant features including topography, watercourses,
vegetation, and existing improvements. The 780-acre property is largely vacant and
partially used for agricultural purposes. The applicant is proposing an amendment to the
previously approved land plan to account for the planned round-about, repurpose the land
previously planned for a Metra station into multi-family residential, and to allow certain
lots to be either front/street-loaded or traditional alley-loaded single-family lots, among
other changes. The proposal does not make any changes to the previously approved areas
for open green space. The subdivision is laid out to minimize any impact on the existing
natural features including topography, watercourses and vegetation, and the existing
improvements.
B. Sewer and Water Standard. The suitability of the subject property for the planned
development with respect to the availability of adequate Municipal water, wastewater
treatment and stormwater control facilities.
Findings. The subject property is suitable for the intended planned development with
respect to the availability of adequate water, sanitary treatment, and storm water control
- 10-
Recommendation & Findings of Fact
Petition 15-18
May 23, 2022
facilities.There are adequate water, sanitary sewer, and stormwater utilities to service the
proposed subdivision. The applicant would construct a new 16-inch water main in
Highland Avenue along the frontage of the subdivision.The City of Elgin would construct
the extension of this 16-inch water main eastward and connect it with an existing 16-inch
transmission main connected to the Highland Woods water tower.
All existing sanitary sewer utilities are located in close proximity of the site. Stormwater
detention facilities would be constructed with each phase of the development and in
compliance with the stormwater ordinance.
C. Traffic and Parking Standard. The suitability of the subject property for the planned
development with respect to the provision of safe and efficient on-site and off-site vehicular
circulation designed to minimize traffic congestion.
1. 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. 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 planned development with
respect to the provision of safe and efficient on-site and off-site vehicular circulation
designed to minimize traffic congestion. The applicant has agreed to split any remaining
cost for the construction of the round-about not funded by various grants 50-50 with the
City of Elgin. City staff and the developer's team are working to secure federal grant
funding for the project. The construction is expected to commence in 2024. The
construction of the round-about is expected to significantly improve traffic circulation in
the area. In addition, the applicant has agreed to construct Damisch Road as a boulevard
road with a center landscape median. All residential lots fronting on Damisch Road would
get access from alleys in the rear so that no individual driveways face Damisch Road.New
local roads would be constructed throughout the development with connections to collector
roads. Most lots north of Highland Avenue include front/street access for single-family
lots, while most lots south of Highland Avenue are designed with traditional alley-access.
The construction of alleyways will improve traffic circulation within neighborhoods with
minimum traffic conflicts between streets and individual driveways.Alleyways would also
serve for refuse collection and other utilities.
- 11 -
Recommendation & Findings of Fact
Petition 15-18
May 23, 2022
As part of the proposed amendment, the applicant is seeking approval of a departure from
the parking requirement for multi-family developments. Per the zoning ordinance, each
residential unit is required to provide one parking space per 500 square feet of floor area,
with a minimum of two and a maximum of four parking spaces required.With the proposed
mix of one- and two-bedroom units, the proposed Residences at Pingree Creek multi-
family development would be required to provide 496 parking spaces.
The applicant is instead proposing a parking requirement of 1.5 parking spaces per 1-BD
unit, 1.75 parking spaces per 2-BD unit, and 2 parking spaces per 3+BD units that would
be applicable to all multi-family developments within the subdivision.With 108 1-BD units
and 116 2-BD units, the proposed Residences of Pingree Creek multi-family development
would be required 365 parking spaces.
The applicant is proposing 366 parking spaces for The Residences of Pingree Creek
development,which meets the proposed parking requirement.
D. Zoning History Standard. The suitability of the subject property for the planned
development with respect to the length of time the property has remained undeveloped or
unused in its current zoning district.
Findings. The 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 subject property was annexed and zoned in two parts. The original annexation
and zoning,which encompassed 630 acres of land, was approved in 2004. The balance of
the project area,which encompassed 150 acres of land,was annexed and zoned in 2005 as
part of the first amendment to the annexation agreement. The original approval included
2,729 units across a variety of single-family lots and multi-family areas. The subdivision
plan also included two school sites,one in District 300 north of Highland Avenue, and one
in District 301 south of US Highway 20, commercial areas primarily along US Highway
20,a 15-acre land area reserved for Metra station and commuter parking, and various open
space areas.
In 2009, the City approved the 2nd amendment to the annexation agreement that affected
areas north of Highland Avenue, and established Damisch Road as a boulevard street. The
amendment eliminated the school site in District 3000, while the total number of units
allowed remained at 2,729.
E. Surrounding Land Use and Zoning Standard. The suitability of the subject property for
the planned development with respect to consistency and compatibility with surrounding
land use and zoning.
Findings. The property is suitable for the intended planned development with respect to
consistency and compatibility with surrounding land uses and zoning. The property is
- 12 -
Recommendation & Findings of Fact
Petition 15-18
May 23,2022
surrounded by residential subdivisions and vacant land used for agricultural purposes.
Portions of the Village of Pingree Grove located north of US Highway 20 and west of
Reinking Road abut the subdivision on the west side. The vacant land areas located
generally east of the subdivision and north of the Canadian, Pacific, and Metra tracks are
part of the HCI Subdivision annexed in 2004. The Highland Woods single-family
residential subdivision, also part of the City of Elgin, abuts the property generally to the
southeast. There is little non-residential development, other than agricultural uses, in the
immediate vicinity of Pingree Creek Subdivision. The Outpost Tavern restaurant and
Kountry Pet resort,an animal boarding and dog training facility are located along US Route
20, while The Milk House Ice Cream restaurant is located along Reinking Road.
F. Trend of Development Standard. The suitability of the subject property for the 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 suited for the intended planned development with respect
to consistency with an existing pattern of development or an identifiable trend of
development in the area. The subject property is located west of Randall Road in the
Western Growth Area of Elgin. Staff anticipates the trend of development in the Western
Growth Area of Elgin will continue to be dominated with single-family subdivisions with
a trend towards smaller 50-foot-wide or 60-foot-wide lots. Land along US Highway 20 is
expected to continue to develop with auto-oriented commercial uses providing services to
the residents from the surrounding neighborhoods.
G. Planned Development District Standard: The suitability of the subject property for the
intended planned development district with respect to conformance to the provisions for
the purpose and intent, and the location and size of a zoning district.
Findings. The subject property is suitable for the intended planned development district
with respect to conformance to the provisions for the purpose and intent and the location
and size of a zoning district. The applicant is proposing to amend the existing PCF,PSFR2
(Narrow Lot), PSFR2 (Standard Lot), PMFR, and PNB Districts.
The purpose and intent of this PCF zoning district is to provide a planned environment for
various types of community facilities. In general, community facilities provide
governmental, recreational, educational, health, social, religious, and transportation
services to the community on a for-profit or on a not-for-profit basis.
The purpose and intent of these PSFR2 zoning districts is to provide a planned urban
residential environment of standardized high density for single family attached (duplexes
and townhomes)and single family detached dwellings. The PSFR2 District is most similar
to, but departs from the standard requirements of the SFR2 Single Family Residential
District,the TFR Two Family District, and the MFR Multiple Family Residence District.
- 13 -
Recommendation & Findings of Fact
Petition 15-18
May 23, 2022
The purpose and intent of this PMFR zoning district is to provide a planned urban
residential environment for multiple family dwellings. The PMFR District is most similar
to, but departs from the standard requirements of, the MFR Multiple Family Residential
District.
The purpose and intent of this PNB,zoning district is to provide a planned environment for
commercial areas supplying daily convenience commodities and services to neighborhood
and commuter populations, subject to the provisions of Chapter 19. 60 Planned
Developments, of the Elgin Municipal Code, 1976, as amended. The PNB Districts are
most similar to,but depart from the standard requirements of the NB zoning district.
H. Comprehensive Plan Standard. The suitability of the subject property for the 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 proposed land plan for Pingree Creek Subdivision is consistent with the land use
designations illustrated on the Future Land Use Plan Mmp in the 2018 Comprehensive
Plan. The majority of the subdivision area is classified as Single Family Detached. The
areas along US Highway 20 near the intersection with Reinking Road are classified
Neighborhood Commercial. Areas surrounding the Neighborhood Commercial portion of
the subdivision are classified as Transition Residential.
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 1.5 to 6.5 du/ac.
However, more specifically, densities within the Residential Core area identified on the
Residential Areas Framework Plan should range from 4.0 to 6.5 du/ac; densities within the
Single-Family Neighborhood area should range from 2.5 to 3.0 du/ac; and densities within
the Growth Area Residential area should range from 1.5 to 2.5 du/ac.
The neighborhood commercial land uses provide goods and services to local residents and
serve day-to-day needs.Uses may include grocery stores,professional offices,retail shops,
and local service providers. Development within neighborhood commercial areas should
be compatible with and reflect the scale and character of the surrounding neighborhood.
Mixed-use development should be encouraged within neighborhood commercial areas.
- 14-
Recommendation & Findings of Fact
Petition 15-18
May 23, 2022
Transition residential areas comprise a mix of single-family attached and multi-family
development. This land use should be applied in areas surrounding future commercial
districts in Elgin's Growth Area to provide a buffer to future single-family residential
neighborhoods. Transition residential areas are key to establishing vibrant neighborhoods
and commercial districts in Elgin's Growth Area that are compact, walkable, and transit-
supportive.Densities should range from 4-to 100 du/ac.Within new developments,density
within a Transition Residential lands use should transition from the highest being next to
the commercial land use to the lowest being next to the single-family detached or attached
land use. Generally, when provided within a new development, the height of multi-family
housing product should not exceed 4 to 6 stories.
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 19.65.010 of the zoning ordinance. No conditional use for a planned
development should be 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 not seeking approval of a
planned development as a conditional use.
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. There are no significant natural features including
topography, watercourse, wetlands, and vegetation that would have a negative impact on
the proposed development of the subdivision. The original land plan was established to
minimize the impact on existing natural features. No significant vegetation exists on the
property. The majority of the property is still used for agricultural purposes.
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
- 15 -
Recommendation & Findings of Fact
Petition 15-18
May 23, 2022
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. The applicant is proposing an amendment to the previously approved land plan
for the subdivision. The proposed changes would maintain the commercial and higher
density residential uses in close proximity of the US Highway 20 and Reinking Road
intersection that will generally serve the area as a neighborhood business district. Most lots
south of Highland Avenue are designed with alley-access, which minimizes any traffic
conflicts on area streets. Auto-oriented commercial uses are expected to be developed
along US Highway 20 to provide services to the surrounding neighborhoods, as well as
motorists traveling along the US Highway 20 corridor.
The proposed development would not have any undue detrimental effects on surrounding
properties and uses.
RECOMMENDATION
The Community Development Department and the Planning & Zoning Commission recommend
approval of Petition 15-18, subject to the following conditions:
1. Substantial conformance to the Development Application submitted by Sho-Deen
Construction LLC, as applicant, and Wessel Court East, L.L.C., State Bank of Geneva
Trust 925, State Bank of Geneva Trust 907, Shodeen Construction Company, L.L.C.,
Elgin Redevelopment Company, L.L.C., Northon Lake Homes, III, L.L.C. /Damisch
Road,L.L.C.,and Pingree Creek, L.L.C., as property owners, received April 20,2018,
and supporting documents including:
a. Pingree Creek Annexation Amendment 3 Narrative, dated October 27, 2020;
b. Pingree Creek Zoning Map, prepared by ESM Civil Solutions, LLC, last revised
October 27, 2020;
c. Undated Pingree Creek — Exhibit E, Typical Lot: 50'x 100', received September
12, 2019;
d. Additional home models for 50'x100' lots including the following:
i. Berquist (Pingree Creek) Elevation: I, prepared by BDS Architecture LLC, dated
April 17, 2019, with such further revisions as required by the Community
Development Director;
ii. Berquist(Pingree Creek) Elevation: II, prepared by BDS Architecture LLC, dated
January 24, 2020, with such further revisions as required by the Community
Development Director;
iii. Berquist(Pingree Creek) Elevation: III,prepared by BDS Architecture LLC,dated
January 24, 2020, with such further revisions as required by the Community
Development Director;
iv. The Dakota Model — Elevation I, prepared by Architectural Resources, dated
- 16 -
Recommendation & Findings of Fact
Petition 15-18
May 23, 2022
November 22, 2019, with such further revisions as required by the Community
Development Director;
v. The Dakota Model - Elevation II, prepared by Architectural Resources, dated
November 22, 2019, with such further revisions as required by the Community
Development Director;
vi. The Greenfield Model - Elevation I, prepared by Architectural Resources, dated
November 22, 2019, with such further revisions as required by the Community
Development Director;
vii. The Greenfield Model - Elevation II, prepared by Architectural Resources, dated
October 30, 2020, with such further revisions as required by the Community
Development Director;
viii. The Greenfield Model-Elevation III,prepared by Architectural Resources, dated
April 17, 2019, with such further revisions as required by the Community
Development Director;
ix. Ashville (Pingree Creek) Elevation: I, prepared by BDS Architecture LLC, dated
January 24, 2020, with such further revisions as required by the Community
Development Director;
x. Ashville(Pingree Creek) Elevation: II, prepared by BDS Architecture LLC, dated
January 24, 2020, with such further revisions as required by the Community
Development Director;
e. Final Plat of Subdivision Residences at Pingree Creek, prepared by Donahue and
Thornhill, Inc., dated December 15, 2011, with such further revisions as required
by the City Engineer;
f. Residences at Pingree Creek Site Plan, prepared by ESM Civil Solutions, LLC,
dated March 1, 2020, last revised March 24, 2021, with such further revisions as
required by the Community Development Director;
g. Three-page floor plan for Plan 232A titled "Building Plans Residence of Pingree
Creek",prepared by BSB Design,dated June 01,2011,received October 22,2022,
with such further revisions as required by the Community Development Director;
h. Three-page floor plan for Plan 232D titled "Building Plans Residence of Pingree
Creek",prepared by BSB Design,dated June 01, 2011,received October 22, 2022,
with such further revisions as required by the Community Development Director;
i. Three-page floor plans titled"Unit Plans Residence of Pingree Creek",prepared by
BSB Design, dated June 01, 2011, received October 22, 2022, with such further
revisions as required by the Community Development Director;
j. Floor plan titled "Garage Plans Residence of Pingree Creek", prepared by BSB
Design,dated June 01,2011,received October 22,2022,with such further revisions
as required by the Community Development Director;
k. Floor plan titled "Corridor Plans Residence of Pingree Creek", prepared by BSB
Design,dated June 01,2011,received October 22,2022,with such further revisions
as required by the Community Development Director;
1. Undated Rear Elevation (Stone Option), received October 22, 2022, with such
further revisions as required by the Community Development Director;
- 17 -
Recommendation & Findings of Fact
Petition 15-18
May 23, 2022
m. Engineering plans titled "Residences at Pingree Creek Elgin, Illinois Site
Improvements Pingree Creek Area 2",prepared by Sheaffer& Roland, Inc., dated
October 11, 2011, last revised February 23, 2012, with such further revisions as
required by the City Engineer; and
n. Site Exhibit of Pingree Creek plans, prepared by Compass Surveying Ltd, dated
April 20, 2018, last revised January 19, 2019, with such further revisions as
required by the City Engineer.
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. Two-family dwellings [SR], and Attached dwellings [SR] shall be allowed as a
permitted use within the PMFR Planned Multiple Family Residence District part of
Pingree Creek Subdivision.
3. Additional models or building elevations for residential structures to be constructed on
the Subject Property may be authorized and approved by Community Development
Director so long as any such additional models or building elevations are otherwise in
compliance with the terms and provisions of this ordinance, the private covenants for
the Subject Property, the annexation agreement for the Subject Property, and
Residential Design Guidelines in the 2018 City of Elgin Comprehensive Plan.
4. A departure is hereby granted to allow the construction of twelve principal buildings
on the zoning lot commonly known as The Residences at Pingree Creek Subdivision.
5. At the time of final plat of subdivision approval for The Residences at Pingree Creek
Subdivision, the applicant shall submit the Plat of Right-of-way Dedication for
Reinking Road to the Village of Pingree Grove.
6. A departure is hereby granted to allow the construction of residential dwellings with
the following minimum required floor areas: one-bedroom units with minimum 692
square feet of floor area, and two-bedroom units with minimum 1,048 square feet of
floor area within the property commonly known as The Residence at Pingree Creek
Subdivision.
7. A departure is hereby granted to allow the necessary departures from the site design
requirements of Section 19.25.735 "Site Design" for MFR Multiple Family Residence
District,of the Elgin Municipal Code,as amended,for the construction of the proposed
development commonly known as The Residences at Pingree Creek subdivision in
substantial conformance with the Residences at Pingree Creek Site Plan, prepared by
ESM Civil Solutions, LLC, dated March 1, 2020, last revised March 24, 2021, with
such further revisions as requested by Community Development Director.
- 18 -
Recommendation & Findings of Fact
Petition 15-18
May 23, 2022
8. A landscape plan for the property commonly known as The Residences at Pingree
Creek subdivision shall be submitted at the time of building permit review for the
review and approval by the Community Development Director.
9. Any parking lot light fixtures installed within or along the perimeter of the property
commonly known as The Residences at Pingree Creek Subdivision shall be Holophane
Washington Postlite Enhanced LED Series Luminaire, or similar, as approved by the
Community Development Director.
10. A departure from the off-street parking requirements is hereby granted to allow the
construction of the multi-family developments within Pingree Creek Subdivision with
the following parking requirements:
a. The minimum required number of parking spaces for each studio or 1-BD Unit shall
be 1.5 parking spaces per unit.
b. The minimum required number of parking spaces for each 2-BD Unit shall be 1.75
parking spaces per unit.
c. The minimum required number of parking spaces for each unit with three or more
bedrooms shall be two parking spaces per unit.
11. A departure is hereby granted to permit the construction of parking stalls within parking
lots part of the property commonly known as The Residence at Pingree Creek to be
minimum nine(9)feet wide by eighteen(18) feet long.
12. The development administrator may require, and may approve signs, including
temporary model home and sales office signs and signs for uses associated therewith
and for directions thereto,not otherwise provided by this title in support of the
development.
13. The following land uses shall be additional land uses allowed as a permitted use within
the proposed PNB Planned Neighborhood Business District:
a. "Upper floor apartment dwellings" [SR] (UNCL).
b. "Multiple family dwellings" [SR] (UNCL), only on properties identified as
"commercial/multi-family flex area" on the Pingree Creek Zoning Map, prepared
by ESM Civil Solutions LLC,last revised October 27,2020.Such"Multiple family
dwellings" shall comply with the requirements of the proposed PMFR Ordinance,
as amended.
c. "Two-family dwellings" [SR] (UNCL), only on properties identified as
"commercial/multi-family flex area" on the Pingree Creek Zoning Map, prepared
by ESM Civil Solutions LLC, last revised October 27, 2020. Such "two- family
dwellings" shall comply with the requirements of the proposed PMFR Ordinance,
as amended.
d. "Attached dwellings" [SR] (UNCL), only on properties identified as
- 19-
Recommendation & Findings of Fact
Petition 15-18
May 23,2022
"commercial/multi-family flex area" on the Pingree Creek Zoning Map, prepared
by ESM Civil Solutions LLC, last revised October 27, 2020. Such "attached
dwellings" shall comply with the requirements of the proposed PMFR Ordinance,
as amended.
14. The exterior design of commercial buildings in the proposed PNB Planned
Neighborhood Business District shall comply with the Commercial Area Design
Guidelines in the 2018 City of Elgin Comprehensive Plan,as amended,as approved by
the Community Development Director.
15. The properties identified as "commercial/multi-family flex area"on the Pingree Creek
Zoning Map, prepared by ESM Civil Solutions LLC, last revised October 27, 2020,
may be developed with residential use, including "multiple-family dwellings", "two-
family dwellings",and/or"attached-family dwellings"with a maximum density of 20.3
units per acre. Such residential use shall comply with the requirements of the proposed
PMFR Ordinance, as amended.
16. A departure is hereby granted to allow the construction of multiple principal buildings
on a zoning lot for the development of residential uses on the properties identified as
"commercial/multi-family flex area" on the Pingree Creek Zoning Map, prepared by
ESM Civil Solutions LLC, last revised October 27,2020.
17. Compliance with all applicable codes and ordinances.
The vote of the Planning&Zoning Commission on the motion to recommend approval,subject to
the conditions outlined by the Community Development Department, was seven(7) yes, zero (0)
no, and zero(0)abstentions. All members were present.
Respectfully Submitted,
s/Jay Cox
Jay Cox, Chairman
Planning&Zoning Commission
s/Damir Latinovic
Damir Latinovic,AICP; Secretary
Planning&Zoning Commission
-20 -
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ingree Creek
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EXHIBIT D
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