HomeMy WebLinkAboutG38-24 Ordinance No. G38-24
AN ORDINANCE
CLASSIFYING NEWLY ANNEXED TERRITORY IN THE PMFR PLANNED MULTIPLE
FAMILY RESIDENCE DISTRICT AND AMENDING PAB PLANNED AREA BUSINESS
DISTRICT ORDINANCE NO. G62-01
(Seasons at Elgin Subdivision-2605-2633 Hopps Road)
WHEREAS, the property legally described herein (the "Subject Property") has been
annexed to the City of Elgin; and
WHEREAS,a portion of the Subject Property has been classified in the PAB Planned Area
Business District, and is subject to the requirements of Ordinance No. G62-01;
WHEREAS, a written application has been made to amend Ordinance No. G62-01 and to
the Subject Property generally located at the southwest corner of South Randall Road and Hopps
Road in the PMFR Planned Multiple Family District; and
WHEREAS,the Planning and Zoning Commission conducted a public hearing concerning
said application on October 3, 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 classifying certain
territory in the PMFR Planned Multiple Family Residence District pertains to the government and
affairs of the city.
NOW,THEREFORE, BE IT ORDAINED BY THE CITY COUNCIL OF THE CITY OF
ELGIN, ILLINOIS:
Section 1. That the City Council of the City of Elgin hereby adopts the Findings of
Fact, dated October 3, 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. G62-01, which classified a portion of the Subject
Property in the PAB Planned Area Business District is hereby repealed in its entirety.
Section 3. That Chapter 19.07 Zoning Districts, Section 19.08.020 entitled "Official
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 PMFR Planned Multiple Family District the following
described property:
PART OF THE NORTHEAST QUARTER OF SECTION 32 AND THE NORTHWEST
QUARTER OF SECTION 33, TOWNSHIP 41 NORTH, RANGE 8, EAST OF THE
THIRD PRINCIPAL MERIDIAN, IN KANE COUNTY, ILLINOIS, DESCRIBED AS
FOLLOWS:
COMMENCING AT THE SOUTHEAST CORNER OF THE NORTHEAST QUARTER
OF SECTION 32, TOWNSHIP 41 NORTH, RANGE 8 EAST OF THE THIRD
PRINCIPAL MERIDIAN AS DESCRIBED IN MONUMENT RECORD RECORDED
AS DOCUMENT NUMBER 2014K025357; THENCE NORTH 00 DEGREES 19
MINUTES 47 SECONDS EAST, ALONG THE EAST LINE OF SAID NORTHEAST
QUARTER,A DISTANCE OF 29.60 FEET TO THE EASTERLY EXTENSION OF THE
NORTH LINE OF LAND DESCRIBED IN DEED RECORDED AS DOCUMENT
NUMBER 324950; THENCE SOUTH 88 DEGREES 44 MINUTES 11 SECONDS
WEST, ALONG SAID LINE,SAID ALSO LINE BEING PARALLEL TO THE SOUTH
LINE OF SAID NORTHEAST QUARTER, A DISTANCE OF 119.34 FEET TO ITS
INTERSECTION WITH A NON-TANGENT CURVE, BEING A CURVE 70.00 FEET
NORTHWESTERLY OF AND PARALLEL WITH THE WESTERLY RIGHT-OF-WAY
LINE OF RANDALL ROAD AS DESCRIBED IN DOCUMENT NUMBER 1157631
SAID POINT ALSO BEING THE POINT OF BEGINNING;
THENCE CONTINUING SOUTH 88 DEGREES 44 MINUTES 11 SECONDS WEST,
ALONG AFORESAID PARALLEL LINE, A DISTANCE OF 506.58 FEET TO THE
NORTHEAST LINE OF COMED PROPERTY AS DESCRIBED IN DEED RECORDED
AS DOCUMENT NUMBER 1347162; THENCE NORTH 57 DEGREES 00 MINUTES
56 SECONDS WEST, ALONG SAID LINE, A DISTANCE OF 462.31 FEET TO THE
EAST LINE OF LAND DESCRIBED IN DEED RECORDED AS DOCUMENT
NUMBER 2001K005874;THENCE NORTH 00 DEGREES 55 MINUTES 07 SECONDS
WEST,ALONG SAID LINE;A DISTANCE OF 882.57 FEET TO A POINT ON A LINE
50.00 FEET SOUTH OF AND PARALLEL WITH THE CENTERLINE OF HOPPS
ROAD AS TRAVELED; THENCE NORTH 89 DEGREES 04 MINUTES 53 SECONDS
EAST, ALONG SAID PARALLEL LINE, A DISTANCE OF 944.00 FEET; THENCE
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SOUTH 00 DEGREES 55 MINUTES 07 SECONDS EAST, A DISTANCE OF 159.00
FEET; THENCE SOUTH 08 DEGREES 58 MINUTES 03 SECONDS EAST, A
DISTANCE OF 99.98 FEET; THENCE SOUTH 00 DEGREES 55 MINUTES 07
SECONDS EAST, A DISTANCE OF 61.00 FEET; THENCE SOUTH 70 DEGREES 55
MINUTES 47 SECONDS EAST,A DISTANCE OF 132.63 FEET;THENCE SOUTH 59
DEGREES 30 MINUTES 06 SECONDS EAST, A DISTANCE OF 95.00 FEET TO A
POINT ON A NON-TANGENT CURVE; BEING A CURVE 70.00 FEET
NORTHWESTERLY OF AND PARALLEL WITH AFORESAID WESTERLY RIGHT-
OF-WAY LINE OF RANDALL ROAD; THENCE SOUTHERLY, ALONG SAID
PARALLEL CURVE, CONCAVE TO THE EAST, HAVING A RADIUS OF 2080.08
FEET, AN ARC DISTANCE OF 778.00 FEET, A CHORD BEARING SOUTH 19
DEGREES 47 MINUTES 00 SECONDS WEST,AND A CHORD DISTANCE OF 773.47
FEET TO THE POINT OF BEGINNING.
(Southwest corner of South Randall Road and Hopps Road, commonly known as 2605-
2633 Hopps Road)
Section 4. That the City Council of the City of Elgin hereby classifies the subject property
in the PMFR Planned Multiple Family Residence District, which shall be designed, developed,
and operated subject to the following provisions:
A. Purpose and Intent. The purpose and intent of this PMFR Planned Multiple
Family Residence zoning district is to provide a planned urban residential
environment of standardized density for multiple family dwellings, subject to the
provisions of Chapter 19.60"Planned Developments"of the Elgin Municipal Code,
as amended. A PMFR District is most similar to, but departs from the standard
requirements of the MFR Multiple Family Residential 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,as amended. The exclusion of such symbol shall not exempt such
word or phrase from the applicable supplementary regulation.
C. General Provisions. In this PMFR Planned Multiple Family Residence 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, as amended.
D. Zoning Districts; Generally. In this PMFR Planned Multiple Family Residence
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, as
amended.
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E. Location and Size of District. PMFR Planned Multiple Family Residence
Districts should be located in substantial conformance to the official comprehensive
plan. The amount of land necessary to constitute a separate PMFR Planned
Multiple 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 residence district
shall be granted by the City Council.
F. Land Use. In this PMFR Planned Multiple Family Residence, the use and
development of land and structures shall be subject to the provisions of Chapter
19.10 "Land Use", of the Elgin Municipal Code, 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 PMFR Planned Multiple Family
Residence District:
1. Permitted Uses.Those land uses enumerated as permitted uses within the MFR
Multiple Family Residence District, Section 19.25.730 A., Land Use, of the
Elgin Municipal Code, as it may be amended from time to time.
2. Conditional Uses. Those land uses enumerated as conditional uses within the
MFR Multiple Family Residence District, Section 19.25.730 B., Land Use, of
the Elgin Municipal Code,as it may be amended from time to time.
G. Site Design. In this PMFR Planned Multiple Family Residence, 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 19.25.735
"Site Design"for MFR Multiple Family Residence District,of the Elgin Municipal
Code,as amended,except as provided within this section,and shall be in substantial
conformance with the following documents:
1. Substantial conformance to the Development Application submitted by
Fiduciary Real Estate Development,Inc.,as applicant,and Gyorr Farm Limited
Partnership and Audrey Gyorr,as property owners,received July 14,2022, and
supporting documents including:
a. Undated Statement of Purpose and Conformance, received November 2,
2023;
b. Seasons at Elgin Detailed Proposal Description,prepared by Fiduciary Real
Estate Development, Inc,dated October 27, 2023.;
c. Undated fence specifications from Echelon Plus by Ameristar, dated
received September 23,2022,with such further revisions as required by the
Community Development Director;
d. Undated lighting specifications for RSX1 LED Area Luminaire fixture by
Lithonia Lighting, dated received November 2, 2023, with such further
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revisions as required by the Community Development Director;
e. Undated lighting specifications for SSS Square Straight Steel Anchor Base
Poles by Lithonia Lighting, dated received November 2, 2023, with such
further revisions as required by the Community Development Director;
f. ALTA/NSPS Land Title Survey, prepared by Manhard Consulting Ltd.,
dated February 24, 2022, last revised August 30, 2022;
g. Plat of Annexation, prepared by Manhard Consulting Ltd., dated June 30,
2022, with such further revisions as required by the City Engineer;
h. Final Plat of Seasons at Elgin Subdivision,prepared by Manhard Consulting
Ltd., dated August 29, 2023, last revised February 23, 2024, with such
further revisions as required by the City Engineer;
i. Zoning Exhibit for PMFR Zoning, prepared by Manhard Consulting Ltd.,
dated August 31, 2022, with such further revisions as required by the
Community Development Director;
j. Zoning Exhibit for PAB Zoning, prepared by Manhard Consulting Ltd.,
dated August 31, 2022, with such further revisions as required by the
Community Development Director;
k. Engineering plans titled:"Proposed Improvements for Hopps Road Seasons
at Elgin City of Elgin, Illinois", prepared by Manhard Consulting Ltd.,
dated August 31, 2023, last revised April 12, 2024, with such further
revisions as required by the City Engineer;
1. Fire Truck Turning Exhibit, prepared by Manhard Consulting Ltd., dated
September 2, 2022, with such further revisions as required by the
Community Development Director;
m. Site Lighting Layout for Seasons at Elgin, Elgin IL,prepared by Enterprise
Lighting & Control, dated March 11, 2024, with such further revisions as
required by the Community Development Director;
n. Electrical Notes, Symbols & Details, Sheet ET121, prepare by AG
Architecture, dated August 31, 2023, last revised January 12, 2024, with
such further revisions as required by the Community Development
Director;
o. Campus Electrical Plan, Sheet EG220,prepared by AG Architecture,dated
August 31,2023, last revised April 12,2024,with such further revisions as
required by the Community Development Director;
p. Undated lighting specifications for Gladstone I-Light Outdoor LED Wall
Light, by DesignHouse, received November 2, 2023, with such further
revisions as required by the Community Development Director;
q. Undated lighting specifications for Downlight Gen I 6" 2700K LED Flush
Mount White, prepared by Kichler, received November 2, 2023;
r. Future KDOT Improvements and Gateway Sign Exhibit, prepared by
Manhard Consulting Ltd., dated September 20, 2022, with such further
revisions as required by the Community Development Director;
s. Engineering plans titled:"Proposed Improvements for Seasons at Elgin SW
Corner of Randall Road and Hopps Road City of Elgin, Illinois", prepared
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by Manhard Consulting Ltd., dated August 31, 2023, last revised May 17,
2024, with such further revisions as required by the City Engineer;
t. Landscape Plan for Seasons at Elgin,prepared by Manhard Consulting Ltd.,
dated September 2, 2022, last revised May 17, 2024, with such further
revisions as required by the Community Development Director; and
u. Seasons at Elgin, Elgin, Illinois Conceptual Development Submission,
prepared by AG Architecture, dated September 22, 2022, with such further
revisions as required by the Community Development Director.
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. A departure is hereby granted to allow the construction of 15 principal buildings
on the proposed Lot 1 of the Seasons at Elgin subdivision.
3. A departure is hereby granted to allow the installation of air conditioning
equipment in the street yard along Hopps Road for Buildings "L"and "I".
4. A departure is hereby granted to allow the construction of 280 dwelling units
on Lot 1 of the proposed Seasons at Elgin subdivision.
5. A departure is hereby granted to allow the construction of the vehicle use area
with a 35-foot street yard setback from the north property line along Hopps
Road.
6. A departure is hereby granted to allow the construction of the vehicle use area
with a 4-foot setback from the south interior lot line between Lot 1 and Outlot
C.
7. A departure is hereby granted to allow the construction of 301,871 square feet
of vehicle use area(1,078 square feet per dwelling unit)on Lot 1 of the Seasons
at Elgin subdivision.
8. A departure is hereby granted to allow the construction of 374,000 square feet
of total building floor area on Lot 1 of Seasons at Elgin subdivision.
9. A departure is hereby granted to allow the construction of a six-foot high, open
design fence in the street yard along Hopps Road to enclose the clubhouse pool
in substantial conformance to the Undated fence specifications from Echelon
Plus by Ameristar, dated received September 23, 2022, with such further
revisions as required by the Community Development Director.
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10. A departure is hereby granted to allow the establishment of four outlots for
stormwater detention facilities without frontage along a public right-of-way.
11. The proposed development shall comply with all zoning ordinance
requirements for outdoor lighting.
12. The proposed dog park, part of Seasons at Elgin apartment complex, shall be
open and accessible, free of charge, to general public not residing on the
property.
13. The applicant shall dedicate a portion of the property along Randall Road for a
future City of Elgin entry gateway monument sign in substantial conformance
to the Future KDOT Improvements and Gateway Sign Exhibit, prepared by
Manhard Consulting Ltd., dated September 20, 2022, with such further
revisions as required by the Community Development Director.
Notwithstanding, the final location and size of such land dedication may be
altered as required by the Community Development Director.
14. The maintenance of the proposed multi-purpose path along the west and south
property lines shall be the responsibility of the owner of the proposed Seasons
at Elgin apartment complex.
15. Compliance with all applicable codes and ordinances.
H. Off Street Parking. In this PMFR Planned Multiple Family Residence District,
off-street parking shall be subject to the provisions of Chapter 19.45 "Off Street
Parking",of the Elgin Municipal Code,as amended,except as provided within this
section, and shall be in substantial conformance with the following:
1. A departure is hereby granted to allow the construction of the proposed 280-
unit residential development with a minimum of 599 parking spaces including
four tandem parking spaces per building(56 tandem parking spaces total for 14
residential buildings).
Off Street Loading. In this PMFR Planned Multiple Family Residence Business
District, off-street loading shall be subject to the provisions of Chapter 19.47"Off
Street Loading", of the Elgin Municipal Code,as amended.
J. Signs. In this PMFR Planned Multiple Family Residence District, signs shall be
subject to the provisions of 19.50"Street Graphics", of the Elgin Municipal Code,
as amended, except as provided within this section, and shall be in substantial
conformance with the following:
1. A departure is hereby granted to allow the construction of one monument
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graphic,three wall graphics on the clubhouse building,and three entry gateway
graphics in substantial conformance to the Seasons at Elgin, Elgin, Illinois
Conceptual Development Submission, prepared by AG Architecture, dated
September 22, 2022,with such further revisions as required by the Community
Development Director.
K. Nonconforming Uses and Structures. In this PMFR Planned Multiple Family
Residence 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 PMFR Planned Multiple Family Residence District,text and
map amendments shall be subject to the provisions of Chapter 19.55
"Amendments"of the Elgin Municipal Code, as amended.
M. Planned Developments. In this PMFR Planned Multiple Family Residence
District, the use and development of the land and structures shall be subject to the
provisions of Chapter 19.60"Planned Developments"of the Elgin Municipal Code,
as amended. A conditional use for a planned development may be requested by the
property owner without requiring an amendment to this PMFR zoning district.
N. Conditional Uses. In this PMFR Planned Multiple Family Residence District,
conditional uses shall be subject to the provisions of Chapter 19.65 "Conditional
Uses", of the Elgin Municipal Code, as amended. A conditional use may be
requested by the property owner without requiring an amendment to this PMFR
zoning district.
O. Variations. In this PMFR Planned Multiple Family Residence District, variations
shall be subject to the provisions of Chapter 19.10.500 "Authorized Land Use
Variations", Chapter 19.12.800 "Authorized Site Design Variations", and Chapter
19.70"Variations",of the Elgin Municipal Code,as amended. A variation may be
requested by the property owner without requiring an amendment to this PMFR
zoning district.
P. 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,
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. K tain, ayor
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Presented: August 28, 2024
Passed: August 28,2024
Omnibus Vote: Yeas: 9 Nays: 0
Recorded: August 28,2024
Published: August 28, 2024
Att st:
Kimberly Dewis, i Clerk
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EXHIBIT A
October 3, 2022
RECOMMENDATION & FINDINGS OF FACT
OF THE COMMUNITY DEVELOPMENT DEPARTMENT AND
THE PLANNING & ZONING COMMISSION
CITY OF ELGIN, IL
OVERVIEW
Provided herein are the written findings and recommendation of the Community Development
Department and the Planning&Zoning Commission regarding Petitions 36-22,37-22,and 38-22,
an application by Fiduciary Real Estate Development, Inc., as applicant,and Gyorr Farm Limited
Partnership and Audrey Gyorr, as property owners, requesting annexation, preliminary plat of
subdivision, and planned development as a map amendment approval with departures from the
Elgin Municipal Code requirements for the number of principal buildings per lot, location of air
conditioning equipment, fence within a street yard, permitted number of dwelling units, vehicle
use area street yard setback,vehicle use area interior yard setback,maximum floor area,maximum
building coverage, maximum vehicle use area, wall graphics, free-standing/directional graphics,
and any other departures as may be necessary or desirable to subdivide the existing property and
construct a multi-family development with 280 dwelling units in 14 two-story buildings with a
community club house and a separate commercial outlot for future commercial development all at
the property located at the southwest corner of Randall Road and Hopps Road, the property
commonly referred to as 36W987 Hopps Road (to be known as 2601 Hopps Road, if annexed to
the City of Elgin).
GENERAL INFORMATION
Petition Number: 36-22. 37-22.and 38-22
Property Location: 36W987 Hopps Road(future 2601 Hopps Road if annexed to the
City)
Requested Action: Annexation, Planned Development as a Map Amendment, and
Preliminary Plat of Subdivision
Current Zoning: North Parcel: F-Farming(unincorporated Kane County)
South Parcel: PAB Area Business District Ordinance No. G62-01
and ARC Arterial Road Corridor Overlay District
Proposed Zoning: PMFR Planned Multi Family Residence District and PAB Planned
Area
Recommendation & Findings of Fact
Petitions 36-22, 37-22, and 38-22
October 3,2022
Business District
Existing Use: Farming
Proposed Use: Multi-family residential and future commercial
Applicant: Fiduciary Real Estate Development, Inc.
Owner: Gvorr Farm Limited Partnership and Audrey Gyorr
Staff Coordinators: Damir Latinovic,AICP, Senior Planner
Exhibits Attached: A. Aerial/Location Map
B. Zoning Map
C. Parcel Map
D. Site Location
F. Development Application, Annexation Agreement, and
Attachments
G. Draft Ordinances and Resolution
BACKGROUND
Fiduciary Real Estate Development, Inc., as applicant, and Gyorr Farm Limited Partnership and
Audrey Gyorr,as property owners,are requesting annexation,preliminary plat of subdivision,and
planned development as a map amendment approval with departures from the Elgin Municipal
Code requirements for the number of principal buildings per lot, location of air conditioning
equipment, fence within a street yard,permitted number of dwelling units, vehicle use area street
yard setback, vehicle use area interior yard setback, maximum floor area, maximum building
coverage, maximum vehicle use area, wall graphics, free-standing/directional graphics, and any
other departures as may be necessary or desirable to subdivide the existing property and construct
a multi-family development with 280 dwelling units in 14 two-story buildings with a community
club house and a separate commercial outlot for future commercial development all at the property
located at the southwest corner of Randall Road and Hopps Road,the property commonly referred
to as 36W987 Hopps Road(to be known as 2601 Hopps Road, if annexed to the City of Elgin).
The 32-acre property consists of three parcels. The 24.46-acres that comprise the northern two
parcels with frontage along Hopps Road are still unincorporated, and zoned F Farming in Kane
County.The southern 7.54-acre parcel was annexed to the City in 2001 to allow for the annexation
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Recommendation & Findings of Fact
Petitions 36-22,37-22,and 38-22
October 3,2022
of land and the construction of Otter Creek Elementary School adjacent to the west. The subject
property is improved with a single-family home and two barn structures located near the
intersection of Randall Road and Hopps Road. The property is used for farming purposes.
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Figure 1.Site area map with zoning overlay
The property adjacent to the west is improved with Otter Elementary School zoned PCF Planned
Community Facility District. The properties adjacent to the south include a single-family home
used as a general contractor shop that is located in unincorporated Kane County and Canadian
National railroad. The properties south of the railroad are part of the Village of South Elgin and
include a variety of retail commercial uses and a self-storage facility. The properties to the east
across Randall Road are part of the City of Elgin,zoned PMFR Planned Multiple Family Residence
District, and are improved with Fox Ridge Townhome community.
Most of the properties to the north across Hopps Road are located in unincorporated Kane County.
The 44-acre property at the immediate northwest corner of Hopps Road and Randall Road is zoned
F Farming in unincorporated Kane County, and is vacant and used for farming. The former
DaVinci Academy that is now occupied by Iglesia Apostolica de Elgin church was annexed to the
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Recommendation& Findings of Fact
Petitions 36-22, 37-22,and 38-22
October 3, 2022
City in 2019 and is zoned CF Community Facility District.The 15-acre property west of the church
is still unincorporated and improved with two single-family homes and accessory farm buildings.
This property is subject of a petition for annexation and development application to subdivide the
property and construct 130 townhomes, which was reviewed by the Planning and Zoning
Commission on September 12, 2022. The project received unanimous recommendation for
approval and is now scheduled for a public hearing and review by the City Council on October 12,
2022.
Proposal
The applicant is proposing to annex the northern two parcels and is requesting approval to
subdivide the property to construct a 280-unit multi-family development to be known as Seasons
at Elgin apartment complex.The applicant is seeking only preliminary plat of subdivision approval
along with the annexation and planned development(zoning) approval. If the annexation,zoning,
and preliminary plat are approved, the applicant would have to apply for and obtain final plat
approval before the start of any construction.
The applicant is proposing to subdivide the property into two main lots and three outlots for
stormwater detention. A 3.1-acre lot would be created at the immediate southwest corner of
Randall Road and Hopps Road intersection and zoned PAB District for future commercial
development. The reminder of the site (approximately 28 acres) would be zoned PMFR Planned
Multiple Family Residence District for the proposed Seasons at Elgin residential development.
Seasons at Elgin would consist of 280-units in 14 two-story, walk-up buildings with 20 units in
each building. With the subdivision to create a commercial outlot and the necessary dedications
for Hopps Road and Randall Road rights-of-way described further below, the proposed
development represents a net density of 11.2 units per acre. This is well within the range of 8-60
dwelling units per acre recommended by the Comprehensive Plan outside of the downtown area.
All buildings would be the same with 8 units and 12 attached garage spaces on the ground floor
(including 4 tandem parking spaces)and 12 units on the 2nd floor.The unit breakdown includes 28
studios, 112 one-bedroom units, 112 two-bedroom units,and 28 three-bedroom units ranging from
704 to 1,524 square feet in floor area. Each unit would have its own private entrance, 9-foot
ceilings,open concept floor plan,private balconies or patios,and upgraded appliances with in-unit
washers and dryers. The attached garage parking spaces would allow some units to have direct
access to garage parking. Overall, there are 601 parking spaces proposed (2.14 parking
spaces/unit), with 168 parking spaces in attached garages (including 56 tandem parking spaces),
24 parking spaces in detached garages, and 409 parking spaces in various parking lots throughout
the community.The community would include a dog park and a 5,000-square foot clubhouse with
a resort style pool and 24-hour fitness center. The community would also include a one-bay/one-
stall car wash building as an amenity for community residents.
The 14 proposed buildings are all the same, but are very well designed with highly articulated
elevations with mostly brick masonry on all sides and white fiber cement siding depicting the
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Recommendation&Findings of Fact
Petitions 36-22,37-22, and 38-22
October 3, 2022
modern farmhouse design.The same architecture is carried over on the community clubhouse,the
detached garages, and the maintenance/car wash building. The community clubhouse is located
along Hopps Road and also features stone elements appropriate for the more prominent location
at the entrance into the community. The entrance driveway into the community would also be
flanked by entry Guard House and two entry monuments all of which would feature the same stone
base and architecture. The Guard House, that more closely resembles a gazebo, would not be
staffed as the community is not gated. In fact, the only fence proposed is a six-foot high open
design decorative fence surrounding the pool which extends into the street yard closer to Hopps
Road than the clubhouse building and is one of several departures from the zoning ordinance
requested.
The proposed development is required to provide one parking space per 500 square feet of floor
area per unit,with minimum of two and maximum of four parking spaces per unit.With 280 units
ranging from 704 to 1,524
square feet in area, the
development is required to have
&"""' `�-- 616 parking spaces.With a total
enn■ in of 601 parking spaces proposed,
i' the proposed development is
• • III • Z— short of the zoning requirement.
� ^ This is one of several departures
requested by the applicant and
further described in the Planned
Development Departures and
Exceptions section of this
report. All parking spaces meet
the minimum parking stall
dimensions of 9 feet wide by
18.5 feet deep.-'1;r-1pr figOifh!#� � F�14R The applicant is proposing two
• full access driveways for the
development to Hopps Road.
; Apr•
VOW ``it.._ The commercial outlot would
not have its own access to either
Hopps nor Randall Roads.
Instead,the future access for the
commercial outlot would be
P01111i► „I, ' r,• . — through the eastern access
driveway for Seasons at Elgin.
_ The applicant would widen
Figure 2.Clubhouse building(top),one of the residential buildings(middle),and
community pool(bottom)
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Recommendation& Findings of Fact
Petitions 36-22, 37-22, and 38-22
October 3,2022
Hopps Road to include the third,center-turn lane,and a curb along the south side of Hopps Road,
all of which would match the street profile in front of Otter Creek Elementary School to the west.
The applicant would dedicate 50 feet for Hopps Road right-of-way and 70 feet for Randall Road
right-of-way. In addition, the applicant would construct a 10-foot-wide multi-purpose path along
both Hopps and Randall Roads that would loop around the property.
The proposed development would not have any impact on the anticipated Kane County Division
of Transportation's(KDOT)Randall and Hopps intersection improvement project. That project is
in the initial Phase 1 engineering phase. The eastern access for the development is approximately
700 feet west of the intersection and outside of the project boundary. KDOT has also given
preliminary approval for the proposed 70-foot ROW dedication for Randall Road,which is under
KDOT's jurisdiction. In addition, the applicant would grant a 15-foot-wide utility easement to
KDOT along the new, expanded right-of-way. The 70-foot dedication and the 15-foot KDOT
easement are also adequate for a potential frontage road/driveway that may have to be constructed
by KDOT for the adjacent property to the south in case Randall Road improvement plans include
an overpass over the existing railroad tracks.
The proposed development includes extensive landscaping throughout the site which meets all
landscaping requirements.The applicant would install the required street trees one shade tree every
40 feet along Hopps and Randall Roads. The Randall Road frontage would also include 2.5-6-
foot-high berms with additional landscaping on top to screen the buildings from Randall Road.
The proposed development requires several departures from the zoning ordinance. All requested
departures are summarized in Table 1 and are further described in Planned Development
Departures and Exceptions section of the staff report further below.
Table 1: Proposed Departures for Seasons at Elgin
Site Design Regulation Required/Allowed Proposed
Number of principal 1 15 (including clubhouse)
buildings per lot
Number of parking spaces 616 601
Location of air conditioning Some in street yard along
equipment In side or rear yard Hopps Road
5000 sq. ft. / 1 d. u.
Number of dwelling Max. 216 units for the proposed 3,862 sq. ft./ 1 d.u.
units/Min. lot area Lot 1 with stormwater Outlots A. 280 units
B, and C
Vehicle use area street yard 42 ft. 35 ft.
setback
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Recommendation& Findings of Fact
Petitions 36-22, 37-22, and 38-22
October 3, 2022
Vehicle use area interior 6 ft. 4 ft.
yard setback
Vehicle use area per 196,000 sq. ft. 301,871 sq. ft.
dwelling unit (700 sq. ft./d. u.) (1,078 sq. ft./d. u.)
Building floor area Max. 273,875 sq. ft. 366,769 sq. ft.
One 7-ft. high and 112 sq.
Number and type of street one 10-foot high and 80-sq. ft. ft. monument sign
graphics subdivision graphic 3 wall graphics
3 directional graphics
Fence in street yard 4-ft open design 6-ft high,open-design fence
for pool
Lot frontage along a public Required Not proposed for 3 outlots
road for stormwater detention
The Community Development Department offers the following additional information:
A. Property History. The property consists of three parcels that have never been part of any
subdivision. The northern two parcels along Hopps Road (approximately 24 acres) are
located in unincorporated Kane County zoned F Farming.The southern 7.5-acre parcel was
annexed to the City in 2001 to allow for the annexation of land and the construction of
Otter Creek Elementary School adjacent to the west. The southern parcel is zoned PAB
Planned Area Business District established by Ordinance No. G62-01.
The property is improved with a single-family home and two barn structures and is used
for farming purposes.
B. Surrounding Land Use and Zoning. The property adjacent to the west is improved with
Otter Creek Elementary School zoned PCF Planned Community Facility District. The
properties adjacent to the south include a single-family home used as a general contractor
shop that is located in unincorporated Kane County and Canadian National railroad. The
properties south of the railroad are part of the Village of South Elgin and include a variety
of retail commercial uses and a self-storage facility. The properties to the east across
Randall Road are part of the City of Elgin, zoned PMFR Planned Multiple Family
Residence District, and are improved with Fox Ridge Townhome community.
Most of the properties to the north across Hopps Road are located in unincorporated Kane
County. The 44-acre property at the immediate northwest corner of Hopps Road and
Randall Road is zoned F Farming in unincorporated Kane County, and is vacant and used
for fanning. The former DaVinci Academy that is now occupied by Iglesia Apostolica de
-7 -
Recommendation & Findings of Fact
Petitions 36-22, 37-22, and 38-22
October 3,2022
Elgin church was annexed to the City in 2019 and is zoned CF Community Facility District.
The 15-acre property west of the church is still unincorporated and improved with two
single-family homes and accessory farm buildings. This property is subject of a petition
for annexation and development application to subdivide the property and construct 130
townhomes, which was reviewed by the Planning and Zoning Commission on September
12, 2022. The project received unanimous recommendation for approval and is now
scheduled for a public hearing and review by the City Council on October 12,2022.
C. Comprehensive Plan. The entire subject property is designated Corridor Commercial by
the City's 2018 Comprehensive Plan. Located along the City's heavily traveled corridors
and intersection, Corridor Commercial areas provide retail services to both local and
regional consumer bases. These areas contain a mix of retail from large community centers
with multiple tenants to smaller stand-along businesses.Corridor Commercial areas are the
most widely accommodating and ranging commercial areas within the City. Corridor
Commercial areas are auto-oriented by nature but should also be enhanced to be pedestrian-
friendly.
D. Zoning District. The applicant is proposing to establish a PAB Planned Area Business
District for the proposed Lot 1 to be reserved for commercial development in the future.
The remainder of the property is proposed to be classified in the PMFR Planned Multiple
Family Residence District.
The purpose and intent of the PAB zoning district is to provide commodities and services
to several neighborhoods, and in some instances to a communitywide or regional
supporting population, subject to the provisions of chapter 19.60 Planned Developments
of the zoning ordinance. A PAB zoning district is most similar to, but departs from the
standard requirements of the AB zoning District.
The purpose of the PMFR zoning district is to provide a planned urban residential
environment for multiple-family dwellings, subject to the provisions of Chapter 19.60
Planned Developments of the zoning ordinance. A PMFR zoning district is most similar
to,but departs from the standard requirements of the MFR Zoning District.
E. Trend of Development. The subject property is located in the City's Established Growth
Area. Most undeveloped areas, or areas formerly used for farming purposes have, upon
annexation to the City, been developed with single-family residences and/or townhouses.
Properties along Randall Road are expected to be improved with auto-oriented commercial
uses serving the residents from the community as well as the residents from the larger area
as well. However, limits on vehicular access can significantly decrease, if not eliminate,
the viability of particular properties along Randall Road to be developed with commercial
retail uses. Other uses, such as light-industrial, institutional, or multi-family uses, which
complement the commercial retail uses, then become appropriate and desirable. Such
-8 -
Recommendation& Findings of Fact
Petitions 36-22, 37-22,and 38-22
October 3, 2022
noncommercial uses also provide the necessary daytime and weekend population to
support commercial uses and greatly enhance their chances for long-term success.
FINDINGS
After due notice as required by law, the Planning & Zoning Commission conducted a public
hearing in consideration of Petitions 36-22,37-22,and 38-22 on October 3,2022. 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 October 3, 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 standards for 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 32-acre property is currently underutilized
being improved with a single-family home and used for farming purposes despite its
location along Randall Road, the primary arterial corridor in Kane County. The proposed
development is a perfect mix of a commercial and multi-family residential development
for the property considering its location between Randall Road and an elementary school.
The property is largely flat with some topographic change. The area around the existing
home and two barns is approximately 10-13 feet higher than the western portion of the
property.
As the property is used for fanning purposes, there are only few trees around the existing
home and along the south property line. The applicant would remove the existing trees
around the home and two barn structures, but would preserve the trees along the south
property line as they are located within a 20-foot water main easement that would remain
unchanged.The applicant would install all required replacement trees and new landscaping
in compliance with the zoning ordinance.
There are no existing watercourses or property improvements that would have a negative
impact on the proposed development of the property.
B. Sewer and Water Standard. The suitability of the subject property for the planned
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Recommendation & Findings of Fact
Petitions 36-22,37-22, and 38-22
October 3,2022
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
facilities.All existing municipal water,sanitary sewer,and stormwater utilities are located
in close proximity of the site and have adequate capacity to serve the proposed
development. The applicant would connect to the existing 12-inch water main in Hopps
Road with a new water main loop throughout the development to serve all proposed
residential buildings and the future commercial development.The development would also
connect to the existing sanitary sewer located in Hopps Road.
The applicant is proposing three surface stormwater detention facilities to serve the
residential development. A fourth stormwater detention facility would later be constructed
on the commercial outlot to serve the commercial development. All proposed stormwater
infrastructure would meet the requirements of 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 is proposing two full access
driveways to Hopps Road to serve the proposed residential development. There would be
no access to Randall Road. Similarly, the future development of the commercial outlot
would not have any direct access to Hopps Road nor Randall Road. Instead, the access to
the commercial outlot would be shared through the proposed eastern access drive for the
residential development.The proposed development and access driveways would not have
any impact on the proposed Randall and Hopps intersection improvement project to be
completed by KDOT. The eastern access driveway is approximately 700 feet west of the
- 10-
Recommendation & Findings of Fact
Petitions 36-22,37-22, and 38-22
October 3,2022
intersection and outside of the project boundary.The applicant would also dedicate 50 feet
for Hopps Road right-of-way and 70 feet for Randall Road right-of-way,and would widen
Hopps Road to include a center turn lane, and include a curb and gutter along the south
side of the roadway. This road cross section would match the Hopps Road cross section
west of the site in front of Otter Creek Elementary School. The proposal would improve
traffic circulation on Hopps Road.
The proposed development would have a minimal impact on the existing traffic on the two
area roadways. Per the Illinois Department of Transportation's Annual Average Daily
Traffic volumes, Hopps Road caries approximately 3,250 vehicles per day, while Randall
Road carries 37,400 vehicles per day north of Hopps Road and 26,400 vehicles per day
south of Hopps Road.
Per the zoning ordinance, the proposed development is required to provide one parking
space per 500 square feet of floor area per unit. With 280 units ranging from 704 to 1,524
square feet in area,the development is required to have 616 parking spaces.With a total of
601 parking spaces proposed(2.14 parking spaces per unit), the proposed development is
15 parking spaces short of the zoning ordinance requirement. It is important to note that of
280 units,28 are studios and 112 are one-bedroom units. Most of these units are expected
to have one occupant which necessitates only one parking space.
The applicant has maximized the site layout to include as many parking spaces as possible.
All parking spaces meet the minimum parking stall dimensions of 9 feet wide by 18.5 feet
deep. The proposed development is a self-contained unit that will not have any negative
effect on the surrounding properties.
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 property consists of three parcels that have never been part of any subdivision.
The northern two parcels along Hopps Road (approximately 24 acres) are located in
unincorporated Kane County zoned F Farming. The southern 7.5-acre parcel was annexed
to the City in 2001 to allow for the annexation of land and the construction of Otter Creek
Elementary School adjacent to the west. The southern parcel is zoned PAB Planned Area
Business District established by Ordinance No. G62-01.
The property is improved with a single-family home and two barn structures and is used
for farming purposes.
E. Surrounding Land Use and Zoning Standard. The suitability of the subject property for
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Recommendation & Findings of Fact
Petitions 36-22,37-22, and 38-22
October 3,2022
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
adjacent to the west is improved with Otter Creek Elementary School zoned PCF Planned
Community Facility District. The properties adjacent to the south include a single-family
home used as a general contractor shop that is located in unincorporated Kane County and
Canadian National railroad. The properties south of the railroad are part of the Village of
South Elgin and include a variety of retail commercial uses and a self-storage facility. The
properties to the east across Randall Road are part of the City of Elgin, zoned PMFR
Planned Multiple Family Residence District,and are improved with Fox Ridge Townhome
community.
Most of the properties to the north across Hopps Road are located in unincorporated Kane
County. The 44-acre property at the immediate northwest corner of Hopps Road and
Randall Road is zoned F Farming in unincorporated Kane County, and is vacant and used
for farming. The former DaVinci Academy that is now occupied by Iglesia Apostolica de
Elgin church was annexed to the City in 2019 and is zoned CF Community Facility District.
The 15-acre property west of the church is still unincorporated and improved with two
single-family homes and accessory farm buildings. This property is subject of a petition
for annexation and development application to subdivide the property and construct 130
townhomes, which was reviewed by the Planning and Zoning Commission on September
12, 2022. The project received unanimous recommendation for approval and is now
scheduled for a public hearing and review by the City Council on October 12,2022.
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 in the City's Established Growth
Area. Most undeveloped areas, or areas formerly used for farming purposes have, upon
annexation to the City, been developed with single-family residences and/or townhouses.
Properties along Randall Road are expected to be improved with auto-oriented commercial
uses serving the residents from the community as well as the residents from the larger area
as well. However, limits on vehicular access can significantly decrease, if not eliminate,
the viability of particular properties along Randall Road to be developed with commercial
retail uses. Other uses, such as light-industrial, institutional, or multi-family uses, which
complement the commercial retail uses, then become appropriate and desirable. Such
noncommercial uses also provide the necessary daytime and weekend population to
support commercial uses and greatly enhance their chances for long-term success.
- 12 -
Recommendation & Findings of Fact
Petitions 36-22,37-22,and 38-22
October 3,2022
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 establish a PAB Planned Area
Business District for the proposed Lot 1 to be reserved for commercial development in the
future. The remainder of the property is proposed to be classified in the PMFR Planned
Multiple Family Residence District.
The purpose and intent of the PAB zoning district is to provide commodities and services
to several neighborhoods, and in some instances to a communitywide or regional
supporting population, subject to the provisions of chapter 19.60 Planned Developments
of the zoning ordinance. A PAB zoning district is most similar to, but departs from the
standard requirements of the AB zoning District.
The purpose of the PMFR zoning district is to provide a planned urban residential
environment for multiple-family dwellings, subject to the provisions of Chapter 19.60
Planned Developments of the zoning ordinance. A PMFR zoning district is most similar
to,but departs from the standard requirements of the MFR 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 entire subject property is designated Corridor Commercial by the City's 2018
Comprehensive Plan. Located along the City's heavily traveled corridors and intersection,
Corridor Commercial areas provide retail services to both local and regional consumer
bases. These areas contain a mix of retail from large community centers with multiple
tenants to smaller stand-along businesses. Corridor Commercial areas are the most widely
accommodating and ranging commercial areas within the City.Corridor Commercial areas
are auto-oriented by nature but should also be enhanced to be pedestrian-friendly.
The Comprehensive Plan also calls for development of multi-family developments in
appropriate locations along arterial roads where development of retail uses is less likely
due to various factors. Such multi-family uses provide desirable customer base for nearby
commercial uses along the same arterial corridor, and also fulfill the goal to provide a
variety of housing options across the city.
- 13 -
Recommendation & Findings of Fact
Petitions 36-22, 37-22, and 38-22
October 3, 2022
ADDITIONAL STANDARDS FOR PLANNED DEVELOPMENTS
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. The 32-acre property is currently underutilized
being improved with a single-family home and used for farming purposes despite its
location along Randall Road,the primary arterial corridor in Kane County.The property is
largely flat with some topographic change. The area around the existing home and two
barns is approximately 10-13 feet higher than the western portion of the property.
As the property is used for farming purposes, there are only few trees around the existing
home and along the south property line. The applicant would remove the existing trees
around the home and two barn structures but will preserve the existing trees along the south
property line as they are located within a 20-foot water main easement that would remain
unchanged.The applicant would install all required replacement trees and new landscaping
in compliance with the zoning ordinance.
There are no existing watercourses or property improvements that would have a negative
impact on the proposed development of 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. The proposed development is a perfect mix of a commercial and multi-family
- 14-
Recommendation & Findings of Fact
Petitions 36-22, 37-22, and 38-22
October 3,2022
residential development for the property considering its location between Randall Road
and an elementary school.The future commercial development will not have a direct access
to Hopps Road nor Randall Road. Instead, the access to the commercial outlot would be
shared with the eastern access driveway for the residential development.
With railroad tracks to the south and the elementary school to the west, the community
would function as a self-contained development. The proposed development would not
have any undue detrimental effects on surrounding properties and uses.
PLANNED DEVELOPMENT DEPARTURES AND EXCEPTIONS
The applicant is requesting the following departures from the requirements of the zoning
ordinance, subdivision ordinance,and the stormwater ordinance:
1. Section 19.12.300, "Zoning Lots; Clarifications and Exceptions". One principal
building is permitted per zoning lot.The applicant is proposing 15 buildings(including the
clubhouse building)on one lot. As the proposed development will be a rental community
owned by one entity, all buildings part of the development on one lot is the most
appropriate arrangement.
2. Section 19.45.070, "Table of Required Parking". The property is required to have one
parking spaces per 500 square feet of floor area with minimum of two and maximum of
four parking spaces per unit. Based on the size and mix of units proposed,the development
is required to have 616 parking spaces.The applicant is proposing 601 parking spaces(2.14
parking spaces per unit). The proposal is short 15 parking spaces of the zoning ordinance
requirement. However,there are 28 studios and 112 one-bedroom units proposed. Most of
these units are expected to have only one occupant which is result in only one parking
space necessary. The proposed development is a self-enclosed development that will not
have any negative effect on surrounding properties.
3. Section 19.12.600,"Obstructions in Yards".Air conditioning equipment is permitted in
side or rear yards only. The applicant is proposing some air conditioning equipment north
of buildings"I"and"L"in the street yard along Hopps Road.The proposed buildings have
individual entrances on all sides of the building and have traditional pitched roof to match
the existing suburban character. Proposed air conditioning equipment cannot be located on
the roof, and must be located on all sides of each building.
4. Section 19.25.735, "Site Design". The property is required to have a minimum of 5,000
square feet per unit, which results in the maximum of 216 units for the proposed Lot 1
including the stormwater outlots.The applicant is proposing 280 units,or 3,862 square feet
per unit. The proposed number of units represents a net density of 11.2 dwelling units per
acre which is well within the Comprehensive Plan's suggested range of 8-60 dwelling units
- 15 -
Recommendation & Findings of Fact
Petitions 36-22, 37-22, and 38-22
October 3, 2022
per acre recommended outside of the downtown area.
5. Section 19.25.735, "Site Design". The minimum required vehicle use area street yard
setback is 42 feet.The applicant is proposing a 35-foot vehicle use area street yard setback
from Hopps Road property line. The vehicle use areas are designed to provide as many
parking spaces as possible and do not extend beyond/north of the buildings along Hopps
Road.
6. Section 19.25.735, "Site Design". The minimum required vehicle use area interior yard
setback is six feet. At the closest point the proposed vehicle use area interior yard setback
is four feet between the Lot 1 and the southern Oulot C for the stormwater detention
facility.The proposed vehicle use areas are still more than 50 feet from the outer property
line of the development.
7. Section 19.25.735,"Site Design".The maximum permitted vehicle use area is 700 square
feet per dwelling unit, or 196,000 square feet for all 280 units proposed. The applicant is
proposing 1,078 square feet of vehicle use area per dwelling unit, or 301,871 square feet
for all 280 units proposed. The applicant has designed the vehicle use area to provide the
maximum number of parking spaces spread across attached and detached garages, and
surface parking lots. The development will meet all requirements for stormwater
management.
8. Section 19.25.735, "Site Design". The maximum permitted building floor area for the
proposed Lot 1 is 273,875 square feet. The total building floor area proposed is 366,769
square feet. The maximum building floor area exceeds the maximum permitted to provide
the maximum number of dwelling units possible.The proposed number of units represents
a net density of 11.2 dwelling units per acre which is well within the Comprehensive Plan's
suggested range of 8-60 dwelling units per acre for outside of the downtown area.
9. 19.50.090, "Special Street Graphics". A subdivision is permitted one ten-foot high and
80-square foot subdivision graphic for each entrance into the subdivision. The applicant is
proposing one 7-foot-high and 112 square feet subdivision entrance graphic, three wall
graphics on the clubhouse building, and three gateway entrance graphics at the eastern
driveway to the property. All proposed signage is appropriate for the development with
design that matches the clubhouse building, and will complement the desired high-end
appearance of the apartment complex.
10.Section 19.90.015, "Definitions and Regulations". The maximum permitted height and
style of a fence in the street yard is 4 feet high and open design fence. The applicant is
proposing a 6-foot high, open design, fence in the street yard to enclose the pool area. A
six-foot high fence is more appropriate enclosure for the proposed clubhouse pool. The
fence will be screened with heavy landscaping along Hopps Road.
- 16-
Recommendation& Findings of Fact
Petitions 36-22,37-22,and 38-22
October 3,2022
11. Section 18.24.060,"Lot Standards". All lots are required to abut on a publicly dedicated
right of way. The applicant is proposing three outlots for stormwater detention facilities
that are land-locked and do not front on publicly dedicated right-of-way. The location of
the outlots is determined by the site topography and where the stormwater detention
facilities need to be located.
Staff finds the proposed departures are appropriate and necessary for the construction of a
desirable development on an underutilized property.
The proposed mixed-use development with a 3.1-acre commercial outlot at the southwest
corner of Randall Road and Hopps Road and a multi-family development east of it
represents a perfect mix of land uses considering the property's location between Randall
Road on the east and an elementary school on the west. The development is self-contained
with access to Hopps Road only that will not have any negative effect on any surrounding
properties.
The development is consistent with several goals of the Comprehensive Plan. It provides
for a multi-family development in close proximity to commercial uses along Randall Road,
with variety of unit sizes, and will include improvements to Hopps Road to meet City
standards. The well-designed, highly articulated buildings meet the Plan's design
guidelines for residential buildings. The walk-up, two-story buildings provide individual
entrances for each unit and represent an appropriate scale of development considering the
low-density residential uses to the west and north with single-family and townhome
subdivisions.
The requested departures are appropriate to achieve an efficient site layout with minimum
impact on surrounding properties and represent the minimum deviations necessary from
the underlying zoning regulations.
RECOMMENDATION
The Community Development Department and the Planning & Zoning Commission recommend
approval of Petitions 36-22,37-22,and 38-22, subject to the following conditions:
1. Substantial conformance to the Development Application submitted by Fiduciary Real
Estate Development, Inc., as applicant, and Gyorr Farm Limited Partnership and Audrey
Gyorr,as property owners, received July 14,2022, and supporting documents including:
a. Undated Statement of Purpose and Conformance,received September 23,2022;
b. Seasons at Elgin Detailed Proposal Description,prepared by Fiduciary Real Estate
Development, Inc,dated September 7, 2022;
c. Undated fence specifications from Echelon Plus by Ameristar, dated received
September 23, 2022, with such further revisions as required by the Community
- 17-
Recommendation & Findings of Fact
Petitions 36-22, 37-22,and 38-22
October 3, 2022
Development Director;
d. Undated lighting specifications for RSX1 LED Area Luminaire fixture by Lithonia
Lighting, dated received September 23, 2022, with such further revisions as
required by the Community Development Director;
e. Undated lighting specifications for SSS Square Straight Steel Anchor Base Poles
by Lithonia Lighting, dated received September 23, 2022, with such further
revisions as required by the Community Development Director;
f. ALTA/NSPS Land Title Survey, prepared by Manhard Consulting Ltd., dated
February 24,2022, last revised August 30,2022;
g. Plat of Annexation, prepared by Manhard Consulting Ltd., dated June 30, 2022,
with such further revisions as required by the City Engineer;
h. Preliminary Plat of Seasons at Elgin Subdivision,prepared by Manhard Consulting
Ltd., dated July 1, 2022, last revised September 22, 2022, with such further
revisions as required by the City Engineer;
i. Zoning Exhibit for PMFR Zoning, prepared by Manhard Consulting Ltd., dated
August 31, 2022, with such further revisions as required by the Community
Development Director;
j. Zoning Exhibit for PAB Zoning, prepared by Manhard Consulting Ltd., dated
August 31, 2022, with such further revisions as required by the Community
Development Director;
k. Preliminary Geometric Plan Hopps Road, prepared by Manhard Consulting Ltd.,
dated September 2, 2022, with such further revisions as required by the City
Engineer;
1. Fire Truck Turning Exhibit, prepared by Manhard Consulting Ltd., dated
September 2, 2022, with such further revisions as required by the Community
Development Director;
m. Site Lighting Calculations for Seasons at Elgin, Elgin IL, prepared by Enterprise
Lighting & Control, dated September 26, 2022, with such further revisions as
required by the Community Development Director;
n. Undated lighting specifications for Gladstone I-Light Outdoor LED Wall Light,by
DesignHouse,received September 27,2022,with such further revisions as required
by the Community Development Director;
o. Undated lighting specifications for Downlight Gen 1 6" 2700K LED Flush Mount
White,prepared by Kichler,received September 27,2022;
p. Future KDOT Improvements and Gateway Sign Exhibit, prepared by Manhard
Consulting Ltd.,dated September 20,2022,with such further revisions as required
by the Community Development Director;
q. Engineering plans titled:"Proposed Improvements for Seasons at Elgin SW Corner
of Randall Road and Hopps Road City of Elgin, Illinois", prepared by Manhard
Consulting Ltd., dated July 8, 2022, last revised September 23, 2022, with such
further revisions as required by the City Engineer;
r. Landscape Plan for Seasons at Elgin, prepared by Manhard Consulting Ltd., dated
September 2,2022,last revised September 23,2022,with such further revisions as
- 18 -
Recommendation & Findings of Fact
Petitions 36-22,37-22,and 38-22
October 3,2022
required by the Community Development Director; and
s. Seasons at Elgin, Elgin, Illinois Conceptual Development Submission,prepared by
AG Architecture,dated September 22,2022,with such further revisions as required
by the Community Development Director.
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. A departure is hereby granted to allow the construction of 15 principal buildings on the
proposed Lot 1 of the Seasons at Elgin subdivision.
3. A departure is hereby granted to allow the construction of the proposed 280-unit residential
development with a minimum of 601 parking spaces including four tandem parking spaces
per building(56 tandem parking spaces total for 14 residential buildings).
4. A departure is hereby granted to allow the installation of air conditioning equipment in the
street yard along Hopps Road for Buildings"L"and"I".
5. A departure is hereby granted to allow the construction of 280 dwelling units on Lot 1 of
the proposed Seasons at Elgin subdivision.
6. A departure is hereby granted to allow the construction of the vehicle use area with a 35-
foot street yard setback from the north property line along Hopps Road.
7. A departure is hereby granted to allow the construction of the vehicle use area with a 4-
foot setback from the south interior lot line between Lot 1 and Outlot C.
8. A departure is hereby granted to allow the construction of 301,871 square feet of vehicle
use area(1,078 square feet per dwelling unit)on Lot 1 of the Seasons at Elgin subdivision.
9. A departure is hereby granted to allow the construction of 366,769 square feet of total
building floor area on Lot 1 of Seasons at Elgin subdivision.
10. A departure is hereby granted to allow the construction of one monument graphic, three
wall graphics on the clubhouse building, and three entry gateway graphics in substantial
conformance to the Seasons at Elgin,Elgin, Illinois Conceptual Development Submission,
prepared by AG Architecture, dated September 22, 2022, with such further revisions as
required by the Community Development Director.
11. A departure is hereby granted to allow the construction of a six-foot high, open design
fence in the street yard along Hopps Road to enclose the clubhouse pool in substantial
conformance to the Undated fence specifications from Echelon Plus by Ameristar, dated
- 19-
Recommendation & Findings of Fact
Petitions 36-22,37-22,and 38-22
October 3,2022
received September 23, 2022, with such further revisions as required by the Community
Development Director.
12. A departure is hereby granted to allow the establishment of three outlots for stormwater
detention facilities without frontage along a public right-of-way.
13.The proposed development shall comply with all zoning ordinance requirements for
outdoor lighting.
14. The proposed dog park, part of Seasons at Elgin apartment complex, shall be open and
accessible, free of charge,to general public not residing on the property.
15.The applicant shall dedicate a portion of the property along Randall Road for a future City
of Elgin entry gateway monument sign in substantial conformance to the Future KDOT
Improvements and Gateway Sign Exhibit, prepared by Manhard Consulting Ltd., dated
September 20, 2022, with such further revisions as required by the Community
Development Director.Notwithstanding,the final location and size of such land dedication
may be altered as required by the Community Development Director.
16. The maintenance of the proposed multi-purpose path along the west and south property
lines shall be the responsibility of the owner of the proposed Seasons at Elgin apartment
complex.
17. Compliance with all applicable codes and ordinances,and
18. Submittal of a Traffic Impact Study prior to the City Council consideration.
The vote of the Planning&Zoning Commission on the motion to recommend approval,subject to
the conditions outlined above, was five(5)yes, one(1)no, and zero(0)abstentions. One member
was absent.
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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Map prepared by City of Elgin Feet
Department of Community Development
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EXHIBITS Zoning Map "
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Map prepared by City of Elgin 0 120 240 480 720 Feet
Department of Community Development
Subject Property
2601 Hopps Rd.
Petition 36-22,37-22,38-22
Hopps Rd
0633100014
0632200026
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EXHBIIT C Parcel Map N
City of Elgin 0 55 110 220 330 440
Department of Community Development Feet
EXHIBIT D
SITE LOCATION
2601 Hopps Road
Petitions 36-22, 37-22 and 38-22
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Site area map with zoning overlay
EXHIBIT D
SITE LOCATION
2601 Hopps Road
Petitions 36-22, 37-22, and 38-22
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Bird's eye view looking north — Northwest portion of the site
EXHIBIT D
SITE LOCATION
2601 Hopps Road
Petitions 36-22, 37-22, and 38-22
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View of the property from the intersection of Randall Rd and
Hopps Rd
EXHIBIT D
SITE LOCATION
2601 Hopps Road
Petitions 36-22, 37-22, and 38-22
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View of the existing home and barns from Hopps Rd
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View of the property from Randall Rd looking 4
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