HomeMy WebLinkAboutG43-20 Ordinance No. G43-20
AN ORDINANCE
AMENDING PMFR PLANNED MULTIPLE FAMILY RESIDENCE DISTRICT
ORDINANCE NO. G46-04
(2250 Highland Avenue—Madison Homes)
WHEREAS, the territory described herein has been previously classified in the PMFR
Planned Multiple Family Residence District pursuant to Ordinance No. G46-04; and
WHEREAS, written application has been made to amend PMFR Planned Multiple Family
Residence District Ordinance No. G46-04 to allow the construction of duplex dwellings on the
properties commonly known as 558-590 Madison Lane; and
WHEREAS,the Planning and Zoning Commission conducted a public hearing concerning
said application on September 14, 2020 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 the PMFR Planned Multiple Family Residence District Ordinance G46-04 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 September 14, 2020, 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 Section 3. E. of Ordinance No. G46-04, which regulates "Land Use" is
hereby amended to include the following additional uses as "Permitted Use" [SR]:
Residence Division.
20. "Single-family detached dwellings" [SR] (UNCL).
21. "Two-family dwellings" [SR] (UNCL).
Section 3. That Section 3. F. of Ordinance No. G46-04, which regulates "Site Design" is
hereby amended to include the following additional conditions:
7. Substantial conformance to the Development Application submitted by Charles P.
Miller and the Development Administrator of the City of Elgin, as co-applicants, and
by Madison Homes of Elgin Declaration of Trust, as a property owner, received July
24, 2020, and supporting documents including:
a. Undated Madison Homes Map Amendment For a Planned Unit Development
Statement of Purpose and Conformance, received July 24, 2020;
b. Plat of Survey, prepared by Alan J. Coulson, P.C., dated October 29, 2003;
c. Revised Site Plan(I 2-RanchUnits) Madison Homes-P.U.D. Revision Elgin, Cook
County, Illinois, dated July 22, 2020, with such further revisions as required by the
City Engineer; and
d. Architectural plans titled: Woodland Meadows Bode Rd Elgin, IL 60123, Sheets
A1,A2, and A4, prepared by McGee Architects,dated January 27,2020, 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.
8. A departure is hereby granted to allow the construction of two (2)two-family dwellings
(duplex dwellings) on each of the three (3) lots of record commonly known as 558-566
Madison Lane, 570-578 Madison Lane, and 582-590 Madison Lane.
9. The site design regulations for the "Single-family detached dwelling" [SR] lots,
commonly known as 515-547 Madison Lane, shall be as follows:
A. Zoning Lots; Generally: The "zoning lots" [SR] shall be subject to the provisions
of section 19.12.300 of the Elgin Municipal Code, 1976, as amended.
B. Lot Area: The minimum required"zoning lot area" [SR] shall be four thousand five
hundred eighty two (4,582) square feet.
C. Lot Width: The minimum required "lot width" [SR] for a zoning lot shall be sixty
three (63) linear feet.
D. Setbacks; Generally: "Setbacks" [SR] shall be subject to the provisions of section
19.12.400 of the Elgin Municipal Code, 1976, as amended.
E. Setbacks By Lot Line: The minimum required building setbacks for a zoning lot
shall be as follows:
1.The minimum required building setbacks for the construction of a"Single-family
detached dwelling" [SR] (UNCL) on a zoning lot shall be in substantial
conformance with the following documents:
a. Substantial conformance to the Madison Homes Subdivision Preliminary
Site Plan and Landscape Plan prepared by JAS Associates, Inc., dated
February 20, 2004;
b. Substantial conformance to the Madison Homes floor Plans and Exterior
Building Elevations, dated December 11, 2003; and
c. Satisfactory resolution of all Engineering Division and Water Department
concerns.
2. The minimum required building setbacks for the construction of an addition to
the principal building, the construction of an accessory building, or the
construction of an accessory structure on a zoning lot shall be as follows:
1. Street Setback: The minimum required building setback from a street shall
be twenty (20) linear feet.
2. Side Setback: The minimum required building setback from a"side lot line"
[SR) for the construction of an addition to the principal building, including
the construction of a deck attached to the principal building, shall be no less
than the building setback from a "side lot line" [SR] of the principal
building. In other words, the required side setback shall be established by
the closest point of the existing building to the side lot line. The minimum
required building setback from a"side lot line" [SR] for the construction of
accessory structures and buildings, shall be six (6) linear feet.
3. Interior Setback: The minimum required building setback from an "interior
lot line" [SR] for the construction of an addition to the principal building,
including the construction of a deck attached to the principal building, shall
be no less than the building setback from an "interior lot line" [SR] of the
principal building. In other words, the required interior setback shall be
established by the closest point of the existing building to the interior lot
line. The minimum required building setback from an "interior lot line"
[SR] for the construction of accessory structures and buildings, shall be six
(6) linear feet.
4. Rear Setback: There shall be no minimum required building setback from a
"rear lot line" [SR]. The construction of a deck attached to the principal
building is permitted to encroach onto the Lot 17 of the Madison Homes of
Elgin Subdivision, but shall be no less than 20 feet from the east and south
lot lines of Lot 17 of the Madison Homes of Elgin Subdivision.
F. Accessory Structures and Buildings: "Accessory structures and buildings" [SR]
shall be subject to the provisions of section 19.12.500 of the Elgin Municipal Code,
1976, as amended.
G. Yards: A "street yard" [SR], a"side yard" [SR], or a "rear yard" [SR] established
by a required building setback or by the actual location of a building shall be subject
to the provisions of section 19.12.600 of the Elgin Municipal Code, 1976, as
amended.
H. Residential Floor Area: There shall be no maximum "residential floor area" [SR]
for a single-family zoning lot.
I. Building Coverage: There shall be no maximum "building coverage" [SR] for a
single-family zoning lot.
J. Accessory Building Coverage: The maximum "accessory building coverage" [SR]
for a single-family zoning lot shall be six hundred twenty (620) square feet.
K. Vehicle Use Area: The maximum "vehicle use area" [SR] for a single-family
zoning lot shall be one thousand three hundred forty five (1,345) square feet.
10. The site design regulations for the "Two-family dwelling" [SR] lots and "Multiple
family dwelling" [SR] lots, commonly known as 510-590 Madison Lane, shall be as
follows:
A. Zoning Lots; Generally: The "zoning lots" [SR] shall be subject to the provisions
of section 19.12.300 of the Elgin Municipal Code, 1976, as amended.
B. Lot Area: The minimum required "zoning lot area" [SR] shall be eleven thousand
four hundred sixty nine (11,469) square feet.
C. Lot Width: The minimum required "lot width" [SR] for a zoning lot shall be one
hundred forty eight(148) linear feet.
D. Setbacks; Generally: "Setbacks" [SR] shall be subject to the provisions of section
19.12.400 of the Elgin Municipal Code, 1976, as amended.
E. Setbacks By Lot Line: The minimum required building setbacks for a zoning lot
shall be as follows:
1. The minimum required building setbacks for the construction of a "Multiple
family dwelling" [SR] on a zoning lot shall be in substantial conformance with
the following documents:
a. Substantial conformance to the Madison Homes Subdivision Preliminary
Site Plan and Landscape Plan prepared by JAS Associates, Inc., dated
February 20, 2004;
b. Substantial conformance to the Madison Homes floor Plans and Exterior
Building Elevations, dated December 11, 2003; and
c. Satisfactory resolution of all Engineering Division and Water Department
concerns.
2. The minimum required building setbacks for the construction of a"Two-family
dwelling" [SR] on a zoning lot shall be in substantial conformance with the
following documents:
a. Undated Madison Homes Map Amendment For a Planned Unit
Development Statement of Purpose and Conformance, received July 24,
2020;
b. Plat of Survey, prepared by Alan J. Coulson, P.C., dated October 29, 2003;
c. Revised Site Plan (12-Ranch Units) Madison Homes-P.U.D. Revision
Elgin, Cook County, Illinois, dated July 22, 2020, with such further
revisions as required by the City Engineer; and
d. Architectural plans titled: Woodland Meadows Bode Rd Elgin, IL 60123,
Sheets Al, A2, and A4, prepared by McGee Architects, dated January 27,
2020, with such further revisions as required by the Community
Development Director.
3. The minimum required building setbacks for the construction of an addition to
the principal building, the construction of an accessory building, or the
construction of an accessory structure on a zoning lot shall be as follows:
a. Street Setback: The minimum required building setback from a street shall be
twenty four(24) linear feet.
b. Side Setback: The minimum required building setback from a"side lot line"
[SR] for the construction of an addition to the principal building, including
the construction of a deck attached to the principal building, shall be no less
than the building setback from a"side lot line" [SR] of the principal building.
In other words, the required side setback shall be established by the closest
point of the existing building to the side lot line. The minimum required
building setback from a"side lot line" [SR] for the construction of accessory
structures and buildings, shall be six (6) linear feet.
c. Interior Setback: The minimum required building setback from an"interior lot
line" [SR] for the construction of an addition to the principal building,
including the construction of a deck attached to the principal building, shall
be no less than the building setback from an "interior lot line" [SR] of the
principal building. In other words, the required interior setback shall be
established by the closest point of the existing building to the interior lot line.
The minimum required building setback from an "interior lot line" [SR] for
the construction of accessory structures and buildings, shall be six (6) linear
feet.
d. Rear Setback: There shall be no minimum required building setback from a
"rear lot line" [SR]. The construction of a deck attached to the principal
building is permitted to encroach onto the Lot 17 of the Madison Homes of
Elgin Subdivision, but shall be no less than 20 feet from the western lot lines
of Lot 17 of the Madison Homes of Elgin Subdivision.
e. Transition Setback: The minimum required setback for a multiple family
dwelling or a two-family dwelling from a "transition lot line" [SR] of the
Madison Homes of Elgin Subdivision shared with the property commonly
known as 2250 Highland Avenue zoned PCF Planned Community Facility
District established by Ordinance No. 45-04 shall be twenty (20) linear feet.
F. Accessory Structures and Buildings: "Accessory structures and buildings" [SR]
shall be subject to the provisions of section 19.12.500 of the Elgin Municipal Code,
as amended.
G. Yards: A "street yard" [SR], a"side yard" [SR], or a "rear yard" [SR] established
by a required building setback or by the actual location of a building shall be subject
to the provisions of section 19.12.600 of the Elgin Municipal Code, 1976, as
amended.
H. Residential Floor Area: There shall be no maximum "residential floor area" [SR]
for two-family zoning lots and multiple-family zoning lots.
I. Building Coverage: There shall be no maximum"building coverage" [SR] for two-
family zoning lots and multiple-family zoning lots.
J. Accessory Building Coverage: The maximum"accessory building coverage" [SR]
for two-family zoning lots and multiple-family zoning lots shall be one thousand
two hundred twenty (1,220) square feet.
K. Vehicle Use Area: The maximum "vehicle use area" [SR] for two-family zoning
lots and multiple-family zoning lots shall be seven hundred (700) square feet for
each dwelling unit.
11. Compliance with all applicable codes and ordinances.
Section 4.That except as amended herein,the use and development of the Subject Property
shall be controlled pursuant to the provisions of Ordinance No.G46-04. In the event of any conflict
between this ordinance and Ordinance No. G46-04, this ordinance and associated documents shall
control and prevail.
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$96tain^4ayor
Presented: October 28, 2020
Passed: October 28, 2020
Omnibus Vote: Yeas: 9 Nays: 0
Recorded: October 28, 2020
Published: October 29, 2020 d05 F
17
Attest* . .
Kimberly Dewis,Cfty Clerk t '
FINDINGS OF FACT
PETITION 20-20
Madison Homes of Elgin Subdivision
558-590 Madison Lane
EXHIBIT A
September 14, 2020
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 20-20, an application by
Charles P. Miller and the Development Administrator of the City of Elgin, as co-applicants, and
Madison Homes of Elgin Trust as property owner, are requesting a map amendment to PMFR
Planned Multiple Family Residence District Ordinance No. G46-04 to allow the construction of
six two-family dwellings (duplexes) instead of three five-unit dwellings (townhomes) in Madison
Homes of Elgin Subdivision at the property commonly referred to as 558-590 Madison Lane.
Madison Homes of Elgin Subdivision is located at 2250 Highland Avenue.
GENERAL INFORMATION
Petition Number: 20-20
Property Location: 558-590 Madison Lane
Requested Action: Map Amendment to Planned Multiple Family Residence District
Ordinance No. G46-04
Current Zoning: Planned Multiple Family Residence District Ordinance No.G46-04
Proposed Zoning: No change(PMFR Planned Multiple Family Residence District)
Existing Use: Vacant, undeveloped land
Proposed Use: Two-family dwellings
Applicant: Charles P. Miller and the Development Administrator of the City of
Elgin, as co-applicants
Owner Madison Homes of Elgin Trust
Recommendation & Findings of Fact
Petition 20-20
September 14, 2020
Staff Coordinators: Damir Latinovic, AICP, Senior Planner
Exhibits Attached: A. Aerial/Location Map
B. Zoning Map
C. Parcel May
D. Site Location
E. Development Application and Attachments
F. Draft Ordinance
BACKGROUND
Charles P. Miller and the Development Administrator of the City of Elgin, as co-applicants, and
Madison Homes of Elgin Trust as property owner, are requesting a map amendment to PMFR
Planned Multiple Family Residence District Ordinance No. G46-04 to allow the construction of
six two-family dwellings(duplexes) instead of three five-unit dwellings(townhomes) in Madison
Homes of Elgin Subdivision at the property commonly referred to as 558-590 Madison Lane.
Madison Homes of Elgin Subdivision is located at 2250 Highland Avenue.
The 6-acre Madison Homes of Elgin Subdivision is located on the north side of Highland Avenue
just east of Trinity Terrace. The properties to the north and east of the subdivision are zoned RC
Residence Conservation District and are improved with single-family homes.
New Life Covenant Church Elgin, zoned PCF Planned Community Facility District, is located
south of the subdivision, with single-family homes, either unincorporated or part of the City of
Elgin, located further to the south across Highland Avenue.
The properties to the west across Trinity Terrace include Trinity Terrace Park, zoned CF
Community Facility District, and Highland Springs Subdivision, a multiple family development
zoned MFR Multiple Family Residence District located along Atrium Court.
Approved in 2004,the Madison Homes of Elgin Subdivision was supposed to include nine single-
family homes and 35 townhomes. The townhomes were supposed to be constructed in seven five-
unit townhome buildings with each building located on its own lot ranging from 11,469 to 13,611
square feet in area. To date eight of nine single-family homes have been completed, with the
- 2 -
Recommendation & Findings of Fact
Petition 20-20
September 14, 2020
F
� t
Madison Homes �•,
F Subdivision '
i
lY.IIM.CI.
� f
rea for proposed i
-unit buildings t
y
'Single-family
5-unit townhome homes
` ,� buildin s
e
s
Figure 1.Site area map with zoning overlay
construction of the last single-family home expected to commence in spring of 2021, and four of
seven townhome buildings have been completed.
Proposal
The applicant, the original developer of the subdivision, is now requesting approval to construct
six 2-unit buildings (duplexes) instead of the last three 5-unit townhome buildings that were
originally approved on the remaining vacant land. The proposal represents an overall reduction in
the number of units from 44 units originally approved to 41 units currently proposed.
The six two-unit buildings would be constructed on the last three vacant lots originally slated for
townhome buildings, with each existing lot to have two two-unit buildings. This requires a
departure from the standard zoning regulations, which only allows one principal building per
zoning lot. The proposed duplexes would be two-bedroom 1,383-square foot ranch models with
optional walk-out basements.The buildings would be constructed 21 feet from the future sidewalk
and in-line with the existing townhome buildings which are located 21-22 feet from the sidewalk.
The proposed duplexes would be constructed with 22-foot setback between each duplex building.
This is comparable to the 28-foot setback between existing townhome buildings.
The exterior would match existing single-family and townhome models in the subdivision with
front loaded two-car attached garage,brick masonry on the front elevation,and vinyl siding on the
side and rear elevations. The entrance to each unit would be on the side of the building.
- 3 -
Recommendation & Findings of Fact
Petition 20-20
September 14, 2020
••� The applicant would
complete the construction
of the three-foot wide
public sidewalk along
• �"�� 1»-s:: W Madison Lane (carriage
-� walk) at the time of
- construction of each
I..ml
duplex. The required street
trees would also be
��q; w :.r, -, •� �pt� installed upon completion
.� _ ... ..yy ., �„'�>' . n u• .;y •+!' .. v} a i.
'• �# >rt; ; ± ;' •.• _ ;, { > of each building. All other
z public improvements,
r �>.:.. �•, ._ = ��LM . .,. including the street, utility
.,
mom : '� esP infrastructure, and street
;� •i i•' lights have already been
completed.
3•'-t = ` s , ' �° The new models are
Cam• ,_ n >- , s• ~i intended to appeal to the 55
and over generation of
home buyers looking for
•` ° �� ' "" - � -- one-level living and to
X.Tzr downsize.
�; »±- - �➢ The proposal would add
�� ' �• � =' -• r �'__ two-family dwellings as a
.. •ro�s<�r,aa•u X
—_.__------------- j _.________.__ _ permitted use in the PMFR
Planned Multiple Family
Residence District. In
addition, the proposed
amendment to the PMFR
Figure 2.The floor plan for each proposed duplex Ordinance No. G46-04
would also add single-
family dwellings as a permitted use to correct an unintentional omission at the time of subdivision
approval.
- 4 -
Recommendation & Findings of Fact
Petition 20-20
September 14, 2020
'.J L
_. -_- 1J �r -• -.
,=LTA _---«T�.0-
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tea-- '� --- �r� •I F
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R VON
��•� FIlL•1[L"JA-I4
Figure 3. Elevations for the proposed duplexes
The proposal requires one departure from the regulations of the zoning ordinance. The requested
departure is summarized in Table 1 below, and is further described in Planned Development
Departures and Exceptions section of the staff report further below.
Table 1. Detail of Required Departures
Site Design Regulation Requirement Proposed
#of principal buildings 2
per zoning lot
The Community Development Department offers the following additional information:
A. Property History. The subject property was annexed in 1978. Originally part of the New
Life Covenant Church Elgin property, the Madison Homes of Elgin Subdivision was split
off and subdivided in 2004 to include nine single-family homes and 35 townhomes in seven
five-unit buildings.
To date, eight of nine single family homes have been completed, with the construction of
the last single-family home expected to commence in spring 2021.
Four of seven 5-unit townhome buildings were completed between 2005 and 2007. The
lots for the remaining three 5-unit buildings with addresses 558-590 Madison Lane remain
- 5 -
Recommendation & Findings of Fact
Petition 20-20
September 14, 2020
vacant and undeveloped.
B. Surrounding Land Use and Zoning.The 6-acre Madison Homes of Elgin Subdivision is
located on the north side of Highland Avenue just east of Trinity Terrace. The properties
to the north and east of the subdivision are zoned RC1 Residence Conservation District
and are improved with single-family homes.
New Life Covenant Church Elgin, zoned PCF Planned Community Facility District, is
located south of the subdivision, with single-family homes, either unincorporated or part
of the City of Elgin, located further to the south across Highland Avenue.
The properties to the west across Trinity Terrace include Trinity Terrace Park, zoned CF
Community Facility District, and Highland Springs Subdivision, a multiple family
development zoned MFR Multiple Family Residence District located along Atrium Court.
C. Comprehensive Plan.The subject property is designated as Single-family Attached by the
City's 2018 Comprehensive Plan. The single-family attached land use includes structures
containing multiple single-family dwellings, each sharing a common wall with at least one
adjacent dwelling. These typically comprise two-unit townhome and duplex units, but
multiple unit rowhomes and tri-plexes are also common in Elgin. Single-family attached
development provides affordable housing options for young families as well as empty —
nesters looking to downsize but remain within the Elgin community. Single-family
attached development can be used to buffer single-family detached residential areas from
more intense commercial or multi-family developments. This land use can also be used to
increase the number of residents living in areas well-served by infrastructure and
community assets such as Downtown Elgin. Densities should range from 4 to 20 du/ac.
Developments on the lower end of this range will consist primarily of duplexes, and
developments toward the higher end of this range will be townhouses within the downtown
and/or near mass transit.
D. Zoning District. The purpose and intent of the PMFR Planned Multiple Family Residence
District established by Ordinance No. G46-04 is to provide a planned environment for a
townhome community, subject to the provisions of Chapter 19.60 Planned Development
of the Elgin Municipal Code, 1976, as amended.
E. Trend of Development. The subject property is located on the northwest side of Elgin.
The area surrounding the property is characterized by various types of residential
subdivisions including single-family, townhome, and multiple family developments. The
subject property is typical example of the type of housing variety found in the area as it
includes both single-family and townhome dwellings. The area is expected to preserve its
residential character with community facilities such as small neighborhood parks and
churches spread out across different neighborhoods.
- 6 -
Recommendation & Findings of Fact
Petition 20-20
September 14, 2020
FINDINGS
After due notice as required by law, the Planning & Zoning Commission conducted a public
hearing in consideration of Petition 20-20 on September 14, 2020. 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 September 14, 2020.
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 6-acre Madison Homes of Elgin Subdivision
property is partially improved with four 5-unit townhome buildings and eight single-family
homes all constructed along a private Madison Lane, a local street. The three lots on the
west end of the subdivision that were previously approved for three more 5-unit townhome
buildings are vacant and well suited to accommodate six 2-unit buildings. The applicant
would add the required landscaping, street trees, and three-foot wide carriage walk at the
time of construction of each new duplex. No significant natural features, including
topography, watercourses and vegetation exist that could have a negative impact on the
proposed development.
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
facilities, All required municipal water, sanitary sewer, and stormwater utilities for the
entire subdivision have already been constructed and are located in Madison Lane. Water
and sewer utilities have also been installed and stubbed out for 15 townhome units that
were previously approved on the subject property. The applicant would abandon three
existing water and sanitary sewer utility stubs as only 12 duplex units are proposed. All
existing sewer and water facilities can adequately serve the proposed use.
- 7 -
Recommendation & Findings of Fact
Petition 20-20
September 14, 2020
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 to replace 15
previously approved townhome units with 12 new duplex units. With three units less, the
subdivision would generate less traffic than originally anticipated. Each new unit would
have an attached two-car garage with additional two parking stalls in the driveway. The
proposed use will not have any negative effect on the existing traffic circulation in the area.
Each 1,383-square foot duplex unit is required to provide three parking spaces based on
the requirement for one parking space per 500 sq. ft. of floor area. With two-car attached
garages,and two parking stalls in the driveway,each proposed duplex will meet and exceed
its 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 in 1978. Originally part of the New Life
Covenant Church Elgin property, the Madison Homes of Elgin Subdivision was split off
and subdivided in 2004 to include nine single-family homes and 35 townhomes in seven
five-unit buildings.
To date, eight of nine single family homes have been completed, with the construction of
the last single-family home expected to commence in fall 2020.
- 8 -
Recommendation & Findings of Fact
Petition 20-20
September 14, 2020
Four of seven 5-unit townhome buildings were completed between 2005 and 2007. The
lots for the remaining three five-unit buildings with addresses 558-590 Madison Lane
remain vacant and undeveloped.
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 6-acre Madison
Homes of Elgin Subdivision is located on the north side of Highland Avenue just east of
Trinity Terrace. The properties to the north and east of the subdivision are zoned RCI
Residence Conservation District and are improved with single-family homes.
New Life Covenant Church Elgin, zoned PCF Planned Community Facility District, is
located south of the subdivision, with single-family homes, either unincorporated or part
of the City of Elgin, located further to the south across Highland Avenue.
The properties to the west across Trinity Terrace include Trinity Terrace Park, zoned CF
Community Facility District, and Highland Springs Subdivision, a multiple family
development zoned MFR Multiple Family Residence District located along Atrium Court.
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 on the northwest side of Elgin.
The area surrounding the property is characterized by various types of residential
subdivisions including single-family, townhome, and multiple family developments. The
subject property is typical example of the type of housing variety found in the area as it
includes both single-family and townhome dwellings. The area is expected to preserve its
residential character with community facilities such as small neighborhood parks and
churches spread out across different 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 purpose and intent of the PMFR Planned Multiple Family
- 9 -
Recommendation & Findings of Fact
Petition 20-20
September 14, 2020
Residence District established by Ordinance No. G46-04 is to provide a planned
environment for a townhome community, subject to the provisions of Chapter 19.60
Planned Development of the Elgin Municipal Code, 1976, as amended.
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 subject property is designated as Single-family Attached by the City's 2018
Comprehensive Plan. The single-family attached land use includes structures containing
multiple single-family dwellings, each sharing a common wall with at least one adjacent
dwelling. These typically comprise two-unit townhome and duplex units,but multiple unit
rowhomes and tri-plexes are also common in Elgin. Single-family attached development
provides affordable housing options for young families as well as empty—nesters looking
to downsize but remain within the Elgin community. Single-family attached development
can be used to buffer single-family detached residential areas from more intense
commercial or multi-family developments. This land use can also be used to increase the
number of residents living in areas well-served by infrastructure and community assets
such as Downtown Elgin. Densities should range from 4 to 20 du/ac. Developments on the
lower end of this range will consist primarily of duplexes, and developments toward the
higher end of this range will be townhouses within the downtown and/or near mass transit.
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
- 10 -
Recommendation & Findings of Fact
Petition 20-20
September 14, 2020
topography, watercourses, wetlands, and vegetation located on the property. The 6-acre
subdivision is partially improved with 20 townhome units and eight single-family homes.
Three 11,469-square foot lots previously approved for 5-unit townhome buildings remain
vacant. The applicant is proposing to construct two 2-unit buildings (duplexes)on each of
the tree vacant lots. There are no existing watercourses or natural features on the vacant
lots 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 applicant is proposing to add 2-unit buildings(duplexes)to the subdivision
that already includes 5-unit townhome buildings and single-family homes. The proposed
duplexes would match the existing townhome buildings and single-family homes with
front-loaded two-car attached garages, brick masonry on the front elevation, and vinyl
siding on the side and rear elevations. A walk-out basement would be an option similar to
the existing townhomes. The duplexes would generally maintain the same front setback
from the street as the existing townhomes. The proposal would add a compatible home
product adding to the variety of the housing provided within the subdivision and the City
while reducing the number of dwelling units with Madison Homes of Elgin Subdivision.
The proposal will not have any negative effect on the existing single-family homes and
townhomes in the subdivision.
PLANNED DEVELOPMENT DEPARTURES AND EXCEPTIONS
The applicant is requesting the following departure from the requirements of PMFR Planned
Multiple Family Residence District Ordinance No. G46-04, and the zoning ordinance:
1. Section 19.12.300, "Zoning Lots; Clarifications and Exceptions". A maximum of one
principal building is permitted per zoning lot. The applicant is proposing to construct two
principal buildings(duplexes)per lot.
Staff finds the proposed departure is appropriate to achieve a desirable infill development of a
vacant property in an established residential subdivision. The three vacant lots were approved for
one 5-unit townhome building on each lot. The applicant is instead proposing to construct two 2-
unit buildings on each lot. Alternatively,to avoid the requested departure,the applicant could seek
to resubdivide the existing lots and create one lot for each duplex. However, such subdivision is
not necessary. The proposed duplexes would maintain the same general front setback as the
existing townhomes, and would maintain the same general separation between the duplexes as it
- I1 -
Recommendation & Findings of Fact
Petition 20-20
September 14, 2020
has been provided between the existing townhome buildings. The exterior of the duplexes would
also match the exterior of the existing townhomes with front-loaded two-car attached garages,
brick masonry on the front elevation and vinyl siding on the side and rear elevations.
The proposal would add to the variety of the housing types within the subdivision and the City.
RECOMMENDATION
The Community Development Department and the Planning & Zoning Commission recommend
approval of Petition 20-20, subject to the following conditions:
1. Substantial conformance to the Development Application submitted by Charles P. Miller
and the Development Administrator of the City of Elgin, as co-applicants, and by Madison
Homes of Elgin Declaration of Trust, as a property owner, received July 24, 2020, and
supporting documents including:
a. Undated Madison Homes Map Amendment For a Planned Unit Development
Statement of Purpose and Conformance, received July 24, 2020;
b. Plat of Survey, prepared by Alan J. Coulson, P.C., dated October 29, 2003;
c. Revised Site Plan(12-Ranch Units)Madison Homes-P.U.D. Revision Elgin, Cook
County, Illinois, dated July 22, 2020, with such further revisions as required by the
City Engineer; and
d. Architectural plans titled: Woodland Meadows Bode Rd Elgin, IL 60123, Sheets
A1,A2, and A4,prepared by McGee Architects,dated January 27,2020,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 two (2) two-family dwellings
(duplex dwellings) on each of the three (3) lots of record commonly known as 558-566
Madison Lane, 570-578 Madison Lane, and 582-590 Madison Lane.
3. 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 four (4) yes, zero (0)
no, and zero (0) abstentions. Two members were absent.
- 12 -
Recommendation& Findings of Fact
Petition 20-20
September 14, 2020
Respectfully Submitted,
s/Jay Cox
Jay Cox, Chairman
Planning& Zoning Commission
s/Damir Latinovic
Damir Latinovic, AICP; Secretary
Planning&Zoning Commission
- 13 -
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EXHIBIT B Zoning Map
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Petition 20-20
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EXHIBIT D
SITE LOCATION
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Petition 20-20
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EXHIBIT D
SITE LOCATION
558-590 Madison Lane
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Existing 5-unit townhome building — front elevation
Existing 5-unit townhome building — side elevation
EXHIBIT D
SITE LOCATION
558-590 Madison Lane
Petition 20-20
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Example of an existing single-family home within
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Example of an existing single-family home within
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