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HomeMy WebLinkAboutG46-24 Ordinance No. G46-24 AN ORDINANCE RECLASSIFYING TERRITORY IN THE PSFR2 PLANNED SINGLE FAMILY RESIDENCE DISTRICT ESTABLISHED BY ORDINANCE NO. G66-07 AND AMENDING PCF PLANNED COMMUNITY FACILITY DISTRICT ORDINANCE NO. G65-07 (819-829 Marlisle Lane) WHEREAS,the territory described herein had been classified in the PSFR2 Planned Single Family Residence District by Ordinance No. G115-04; and WHEREAS, by adopting Ordinance No. G66-07 on November 14, 2007, the City Council amended Ordinance No. G115-04 classifying the territory located at 819-829 Marlisle Lane in the PSFR2 Planned Single Family Residence District; and WHEREAS,the property located at 819-829 Marlisle Lane is adjacent to and borders along its western property line a territory classified in the PCF Planned Community Facility District established by Ordinance No. G65-07; WHEREAS, written application has been made to reclassify the property located at 819- 829 Marlisle Lane from PSFR2 Planned Single Family Residence District established by Ordinance No. G115-04, as amended by Ordinance No. G66-07, to the existing PCF Planned Community Facility District established by Ordinance No. G65-07 by amending the boundary of the PCF Planned Community Facility District Ordinance No. G65-07 to include within its boundary the property located at 819-829 Marlisle Lane; and WHEREAS,the zoning lot containing the premises at 819-829 Marlisle Lane(the"Subject Property") is legally described in Section 2 herein; and WHEREAS, the Planning and Zoning Commission conducted a public hearing concerning said application on August 5, 2024, 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 PCF Planned Community Facility District Ordinance No. G65-07 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 August 5, 2024, 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 1. of Ordinance No. G65-07, which defines the boundary of the PCF Planned Community Facility District, is hereby amended to include in the PCF Planned Community Facility District established by Ordinance No. G65-07, the following described property: LOTS 774 THROUGH 779, INCLUSIVE IN HIGHLAND WOODS-NEIGHBORHOOD J, BEING PART OF THE WEST HALF OF SECTION 1 AND PART OF THE EAST HALF OF SECTION 2, IN TOWNSHIP 41 NORTH, RANGE 7 EAST OF THE THIRD PRINCIPAL MERIDIAN, ACCORDING TO THE PLAT THEREOF RECORDED FEBRUARY 26,2008 AS DOCUMENT 2008K015394, IN KANE COUNTY, ILLINOIS; (Commonly known as 819-829 Marlisle Lane). Section 3. That except as amended herein,the use and development of the subject property shall be controlled pursuant to the provisions of Ordinance No.G65-07. In the event of any conflict between this ordinance and Ordinance No. G65-07,this ordinance and associated documents shall control and prevail. Section 4. That this ordinance shall be in full force and effect immediately after its passage in the manner provided by law. // :_efe,(-4— David J. Ka in, IV, or Presented: October 9, 2024 Passed: October 9, 2024 st- A::' Omnibus Vote: Yeas: 8 Nays: 0 ' i` Recorded: October 9, 2024 r 4.7 Published: October 9, 2024 ' ,. AC 41P Al; At st: ,Z)///, (‘‹ Kimberly Dewis, ' Clerk - 2 - EXHIBIT A August 5,2024 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 16-24 an application by Pingree LLC, as applicant and property owner, requesting a map amendment to planned development with any departures from the Elgin Municipal Code requirements as may be necessary or desirable,to rezone the six vacant lots commonly known as 819 Marlisle Lane, 821 Marlisle Lane, 823 Marlisle Lane, 825 Marlisle Lane, 827 Marlisle Lane, and 829 Marlisle Lane from PSFR2 Planned Single Family Residence District Ordinance No. G66-07 to PCF Planned Community Facility District established by Ordinance No. G65-07. GENERAL INFORMATION Petition Number: 16-24 Property Location: 819-829 Marlisle Lane Requested Action: Map amendment to planned development from PSFR2 Planned Single Family Residence District Ordinance No. G66-07 to PCF Planned Community Facility District Ordinance NO. G65-07 Current Zoning: PSFR2 Planned Single Family Residence District Ordinance No. G66-07 Proposed Zoning: PCF Planned Community Facility District Ordinance No. G65-07 Existing Use: Vacant,undeveloped Proposed Use: No change,vacant, undeveloped Applicant: Pingree LLC Recommendation & Findings of Fact Petition 16-24 August 5,2024 Owner Pingree LLC Staff Coordinators: Damir Latinovic,AICP, Senior Planner Exhibits Attached: A. Aerial/Location Map B. Zoning Map C. Parcel Map D. Site Location E. Development Application and Attachments F. Draft Ordinance BACKGROUND Pingree LLC, as applicant and property owner, is requesting a map amendment to planned development with any departures from the Elgin Municipal Code requirements as may be necessary or desirable, to rezone the six vacant lots commonly known as 819 Marlisle Lane, 821 Marlisle Lane, 823 Marlisle Lane, 825 Marlisle Lane, 827 Marlisle Lane, and 829 Marlisle Lane from PSFR2 Planned Single Family Residence District Ordinance No. G66-07 to PCF Planned Community Facility District established by Ordinance No. G65-07. The six lots,which together make up approximately 3 acres, are part of Neighborhood J which is located in the northwest portion of the Highland Wood Subdivision.The approximately 566—acre Highland Woods Subdivision was annexed in parts in 2004 and 2014 and has been approved for a total of 962 single-family homes. The six subject lots are part of the 77.5-acre property that was known as the Williams property originally part of HPI East subdivision, and which was added to the Highland Woods Subdivision in 2014.All neighborhoods within Highland Woods Subdivision have received final plat approval and construction is ongoing. To date approximately 782 homes (81%) have been completed or are under construction. Highland Wood Subdivision includes an elementary school, a community center,and active and passive open space and recreational areas. The properties to the north, east and south of the six subject lots are all zoned PSFR2 Planned Single Family Residence District and are improved with single-family homes. The property adjacent to the west is zoned PCF Planned Community Facility District established by Ordinance No. G65-07. -2 - Recommendation & Findings of Fact Petition 16-24 August 5,2024 i w 1 --__` L' Y lt . is.rp M bij t Ce V :).'.'•'1'10 111 ., ffd71'i:.y.- 3712 3720.37 w , f $41 ?`941. 3709 3710.3721 • p! , I. 0 NN3l77 , u •4 +-Si t )e73$7137 jS 370ey372{ y 3�f 4 N G3 63{]76y O 37"3 3734 C 76N;4 3{{1JN2 '3 `.1, # 3e 676. 3617 f t,. 31 k - - x f17 - CO C3: 0 "3{N3M7 L 0, '. Ots to•n feZ 1 :.t0 open f1` ,Q am/ Q . 3N V l y space(PCF Planned Cnmmundy 'f ' (I 361.+a � 7f33N3 Is Featly Disinc.t) u+ a p33 on 3{ 7u n, �s »{ 7N€ 4' n .i AT7 ifr7 anD CS 5, i t — M.rasl.La 117 fib f13 911 �]j[.•-�-'� - f1 J • 3{373$3741f7Mf7M37N! 3 .�3 crrrrr���,r,,, 1 .xt, s .3 ,A160 . `^��' P.7.>jln.Wry._. . 7 N ]76 EgP ]NO 3677 37433743 747 761 M"".t' 3{76 37M 77, �'e 3N1 I Q�jo TN 1. can , •3{N3�Ay/ >071 l a f�7 Iy \' en 3Nf 3N.iF OS A Figure 1.Area map with zoning overlay Proposal Pingree LLC,the owner and developer of the Highland Woods Subdivision is requesting approval to rezone the six lots commonly known as 819-829 Marlise Lane from PSFR2 Planned Single Family Residence District to PCF Planned Community Facility District. The six lots are largely wooded and feature steep topography.The front of the lots is approximately 26-30 feet higher than the back of the lots. The lots are adjacent to subdivision open space owned by the Highland Woods Homeowners Association and zoned PCF Planned Community Facility District. The open space in the back includes a multi-purpose path that meanders throughout the subdivision. The homeowners association has agreed to take over the ownership and maintenance of the lots provided they are rezoned to PCF Planned Community Facility District to match the zoning classification of the adjacent open space area. The applicant and the homeowners association do not have any plans for any construction on the subject six lots. The applicant will be required to remove the existing water and sewer stubs that were constructed at the time of subdivision -3 - Recommendation & Findings of Fact Petition 16-24 August 5, 2024 infrastructure improvements to serve the single-family homes on those lots. If the subject six lots are rezoned, the total final number of single-family homes within the Highland Woods Subdivision upon the completion of all construction would be reduced from 962 to 956 single-family homes. / , `�,� 00 s. Q n69 /,.` . 1 -- • y yr. \ ,•a ,, • •io / .. - �'' 0 g 9 i 4f, • V W _ —_ _ - '926 illi 8ft F./ 0a CD I Figure 2.Topography map of the subject property The Community Development Department offers the following additional information: A. Property History.The majority of the Highland Woods Subdivision area was annexed in 2004 and approved for 775 single-family homes and 309 townhomes(1,084 total dwelling units)on 488.51 acres.The final plat approval for most neighborhoods was granted in 2006. The subdivision also contains an elementary school, a community center, and active and passive open space and recreation areas. Single-family residential areas are zoned PSFR2 Planned Single Family Residential District, the neighborhoods "G and "I" approved for -4- Recommendation & Findings of Fact Petition 16-24 August 5,2024 townhomes were zoned PMFR Planned Multiple Family Residential District,and all open space areas,the club house,and the elementary school are zoned PCF Planned Community Facility District. In 2014, the annexation agreement was amended to add an additional 77.5-acre property (Williams property) to Highland Woods Subdivision and increase the total number of dwelling units to 1,166 (833 single-family homes and 333 townhomes). A second amendment to the annexation agreement was also approved in 2014 which allowed construction of garage-forward models on 22 lots in Neighborhood"F". In 2019, the City approved the third amendment to the annexation agreement which rezoned the 33.5-ares in Neighborhoods "G" and "I" from 333 townhomes to 129 age- targeted single-family homes. The third amendment reduced the total number of units within the subdivision from 1,166 to 962 single-family homes. To date, approximately 782 homes(81%)have been completed or are under construction. B. Surrounding Land Use and Zoning.The properties to the north,east and south of the six subject lots are all zoned PSFR2 Planned Single Family Residence District and are improved with single-family homes. The property adjacent to the west is zoned PCF Planned Community Facility District established by Ordinance No. G65-07 and includes passive open space with a multi-purpose trail. C. Comprehensive Plan. The subject six lots are designated Single-family Detached by the City's 2018 Comprehensive Plan. Single-family neighborhoods primarily comprising owner-occupied,detached homes should continue to be the predominant land use in Elgin. This land use includes smaller lot single-family typical of eastern and central portions of the City as well as larger estates in more rural portions of the City's western Growth Area. Within Elgin's historic core, isolated single-family attached and small scale multi-family development may occur as a complement to single-family development,but should respect the scale,intensity,and character of the surrounding neighborhood. Densities should range from 1.5 to 6.5 du/ac. However, more specifically, densities within the Residential Core area identified on the Residential Areas Framework Plan should range from 4.0 to 6.5 du/ac;densities within the Single-Family Neighborhood area should range from 2.5 to 3.0 du/ac; and densities within the Growth Area Residential area should range from 1.5 to 2.5 du/ac. D. Zoning District. The applicant is proposing to rezone the six subject lots from PSFR2 Planned Single Family Residence District to PCF Planned Community Facility District. The purpose and intent of the PCF Planned Community Facility District established by Ord. No. G65-07 is to provide a planned environment for various types of community facilities,subject to the provisions of Chapter 19.60"Planned Developments",of the Elgin -5 - Recommendation & Findings of Fact Petition 16-24 August 5, 2024 Municipal Code, as amended. In general, community facilities provide governmental, recreational, educational, health, social, religious, and transportation services to the community on a for-profit or on a not-for-profit basis. E. Trend of Development. The six subject lots are located within the Neighborhood "J" in the northwest part of Highland Woods Subdivision. The remainder of the subdivision is platted for and zoned for single-family residential neighborhoods with open space areas, an elementary school, and a community club house. All portions of Highland Wood Subdivision have received final plat approval and the construction is on-going. Highland Woods Subdivision is expected to retain its existing residential neighborhood character without any changes in the future. FINDINGS After due notice as required by law, the Planning & Zoning Commission conducted a public hearing in consideration of Petition 16-24 on August 5, 2024. Testimony was presented at the public hearing in support of and against the application.The Community Development Department submitted a Development Application Review and Written Findings & Recommendation to the Planning&Zoning Commission dated August 5,2024. The Community Development Department and the Planning & Zoning Commission have made the following findings regarding this 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 six subject lots together comprise approximately 3 acres in area. The lots feature steep topography with the front of the lots being approximately 26-30 feet higher than the rear of the lots. In addition, the lots are largely wooded and back up to subdivision open space that includes a multi-purpose path. Due to the topography, the lots are not feasible for the construction of single-family lots. They are well suited to be incorporated into the open space for the subdivision. The applicant is not proposing any new 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 -6- Recommendation&Findings of Fact Petition 16-24 August 5, 2024 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 six existing lots include water and sewer utilities available at the front property line. The applicant is not proposing any new development as part of the rezoning of the lots to PCF District.The applicant will be required to remove the existing water and sewer stubs that were constructed at the time of subdivision infrastructure improvements to serve the single-family homes on those lots. 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 not proposing any development as part of the rezoning request. If rezoned,no development is expected on the six lots that were previously planned for single-family homes. As a result, the proposal will have no effect on the existing traffic pattern in the neighborhood. 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 majority of the Highland Woods Subdivision area was annexed in 2004 and approved for 775 single-family homes and 309 townhomes(1,084 total dwelling units)on 488.51 acres. The final plat approval for most neighborhoods was granted in 2006. The subdivision also contains an elementary school,a community center,and active and passive -7 - Recommendation & Findings of Fact Petition 16-24 August 5,2024 open space and recreation areas. Single-family residential areas are zoned PSFR2 Planned Single Family Residential District,the neighborhoods"G and"I"approved for townhomes were zoned PMFR Planned Multiple Family Residential District, and all open space areas, the club house, and the elementary school are zoned PCF Planned Community Facility District. In 2014, the annexation agreement was amended to add an additional 77.5-acre property (Williams property) to Highland Woods Subdivision and increase the total number of dwelling units to 1,166 (833 single-family homes and 333 townhomes). A second amendment to the annexation agreement was also approved in 2014 which allowed construction of garage-forward models on 22 lots in Neighborhood "F". In 2019, the City approved the third amendment to the annexation agreement which rezoned the 33.5-ares in Neighborhoods "G" and "I" from 333 townhomes to 129 age- targeted single-family homes. The third amendment reduced the total number of units within the subdivision from 1,166 to 962 single-family homes. To date, approximately 782 homes(81%)have been completed or are under construction. 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 properties to the north, east and south of the six subject lots are all zoned PSFR2 Planned Single Family Residence District and are improved with single-family homes. The property adjacent to the west is zoned PCF Planned Community Facility District established by Ordinance No. G65-07 and includes passive open space with a multi-purpose trail. 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 six subject lots are located within the Neighborhood "J" in the northwest part of Highland Woods Subdivision. The remainder of the subdivision is platted for and zoned for single-family residential neighborhoods with open space areas, an elementary school, and a community club house. All portions of Highland Wood Subdivision have received final plat approval and the construction is on-going. Highland Woods Subdivision is expected to retain its existing residential neighborhood character without any changes in the future. -8 - Recommendation& Findings of Fact Petition 16-24 August 5,2024 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 rezone the six subject lots from PSFR2 Planned Single Family Residence District to PCF Planned Community Facility District. The purpose and intent of the PCF Planned Community Facility District established by Ord. No. G65-07 is to provide a planned environment for various types of community facilities,subject to the provisions of Chapter 19.60"Planned Developments",of the Elgin Municipal Code, as amended. In general, community facilities provide governmental, recreational, educational, health, social, religious, and transportation services to the community on a for-profit or on a not-for-profit basis. 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 six lots are designated Single-family Detached by the City's 2018 Comprehensive Plan. Single-family neighborhoods primarily comprising owner-occupied, detached homes should continue to be the predominant land use in Elgin. This land use includes smaller lot single-family typical of eastern and central portions of the City as well as larger estates in more rural portions of the City's western Growth Area. Within Elgin's historic core, isolated single-family attached and small-scale multi-family development may occur as a complement to single-family development, but should respect the scale, intensity, and character of the surrounding neighborhood. Densities should range from 1.5 to 6.5 du/ac. However, more specifically, densities within the Residential Core area identified on the Residential Areas Framework Plan should range from 4.0 to 6.5 du/ac; densities within the Single-Family Neighborhood area should range from 2.5 to 3.0 du/ac; and densities within the Growth Area Residential area should range from 1.5 to 2.5 du/ac. 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 -9- Recommendation & Findings of Fact Petition 16-24 August 5, 2024 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 property features steep topography with the front of the lots being approximately 26-30 feet higher than the rear of the lots. In addition, the six subject lots are largely wooded. The proposed rezoning of the lots to PCF District will assure the existing natural area remains as is without any new development. 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 not proposing any new development. The six subject lots are adjacent to subdivision open space and are well suited for rezoning to the same PCF District that will match the zoning classification of the subdivision open space to the rear. RECOMMENDATION The Community Development Department and the Planning and Zoning Commission recommend approval of Petition 16-24, subject to the following conditions: 1. Substantial conformance to the Development Application submitted by Pingree LLC, as applicant and property owner,received July 16,2024,and supporting documents including: a. Undated Statement of Purpose an Conformance for the Rezoning of Lots 774 through 779 (819-829 Marlise Ln) of Highland Woods Unit J, received July 19, 2024; and b. Plat of Survey for Zoning Purposes,prepared by Cemcon,Ltd.,dated July 17,2024, - 10- Recommendation & Findings of Fact Petition 16-24 August 5,2024 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. The applicant shall remove and abandon the existing water and sanitary sewer utilities that were constructed to serve each of the six lots proposed to be rezoned,and commonly known as 819, 821, 823, 825, 827,and 829 Marlisle Lane. 3. Compliance with all applicable codes and ordinances. The vote of the Planning&Zoning Commission on the motion to recommend approval of Petition 16-24 subject to the conditions outlined above, was five (5) yes, zero (0) no, and zero (0) abstentions. Two members were absent. Respectfully Submitted, s/Jay Cox Jay Cox,Chairman Planning&Zoning Commission s/Damir Latinovic Damir Latinovic,AICP; Secretary Planning&Zoning Commission - 11 - V S'°'., . . YO\ ' ii411", '11'0 - .', ,t4i * - r,. �„agve L ''ASubject Property - Ni, Petition 16-24 • z:i.---•704.,. -frI,01*i1-i-i:-1- 11ila1 tl 1''0 4, \\(,,,,...1..._....,..,,- ,c, ,44_/-,,\.M- fy/*: rI Off•7P411170 � -I4P41111 1i►` gii 11ilr, ill. 1SJI ar- AIWA /44/1•4"441•7 i Nov AO iikk 'e;1 Atti#4\ . . "16/10.1L ' -'- 1 ihibe( drairol(aiwi* WIP, , . - ' . Mgla______Jily. trilso*.tifin .._ rettelegitike44/V - A ,WIL4P1., ,n1W.a,t4iei -- , -kr,.. ft It ‘V V IOW **/ ll 4* 4 61k 1.4: 4. ,... ,�i®s...., im, A Few1. flower Ct ; *,,,, 44- iv ass ft, DR Ancient Oak Dario ritt Jr Br 11,4" li mi, Minium mit .i.7-.1,-. . ., 'g.'s' : , 1.01111A.40444‘ ,Iti • fr: . ,. , .,‘ .- -. ';., 44\e4P40 :„.., \, - - TO * 404 hal _.. - . 41116 . ' • •,..-- * . �i4tal ,1/4._._ EXHIBITA Aerial/Location Map -�N Y 0 140 280 560 840 1,120 Map prepared by City of Elgin Feet Department of Community Development PSFR2 PMFR 41\ PCF PNB PCF . .. ' 44,0• , „, agfe Subject Property . Petition 16-24 PNB PNB It PSFR2 \ . Ma,-„s,e . Itik iiill IllS i Legend 40 ea ZONING , NZ* QRC1-Residence Conservation 1 ' ' �,O , O RC2-Residence Conservation 2 FA " ' RC3-Residence Conservation 3 - QPRC-Planned Residence Conservation O SFR1-Single Family Residence 1 P S F RIIIII IIIIIIIP QSFR2-Single Family Residence 2 hie PSFR1-Planned Single Family Residence 1 Q QPSFR2-Planned Single Family Residence 2 -.O QTFR-Two Family Residence m_Modiste Ln \P------i QPTFR-Planned Two Family Residence aD r OMFR-Multiple Family Residence .�' ©PMFR-Planned Multiple Family Residence I hI _ I QRB-Residence Business Peregrine Way QPRB-Planned Residence Business NB-Neighborhood Business PSFR2 QPNB-Planned Neighborhood Business -AB-Area Business B MIPAB-Planned Area Business m'� `� -CC1-Center City 1 m� -CC2-Center City 2 a -PCC-Planned Center City */* �• e — -PCC2-Planned Center City 2 ��ed. a -ORI-Office Research Industrial 9� � \ • MIPORI -Planned Office Research Industrial \ \ . .� -GI-Generallntlustrial \, \Z/-PGI-Planned General lntlustnal ,s, / MICI-Commercial Industrial 20 m� MICF-Community Facility ��Oo„ O MI PCF-Planned Community Facility ` EXHIBITS Zoning Map " W+E S Map prepared by City of Elgin 0 120 240 480 720 960 Feet Department of Community Development Subject Property 819-829 Marlisle Ln. Petition 16-24 ( \. / Marilsie P C 0502426002 ,>44.4) 649 iv v40,, 44 44:\ 0•.2426012 502426013 1. 0502426014 Marlisle Ln I EXHIBIT C Parcel Map N City of Elgin 0 65 130 260 390 5?() Department of Community Development f-c tt EXHIBIT D SITE LOCATION 819-829 Marlisle Lane Petition 16-24 '4111111041,,, 6 Lots to be rezoned from 1�/0,04- PSF R2 to PCF District r > " .„ ,. . r• 0 60 k IP.0' ;04; , , . *„.„.....,,,/..... ., e � a , . ;. n v ChisoJm;TM��� r iy , , . ,,, - 4////411". GIBj4-:' ' - .. ► i .__: _at . : • it lair' C° .._jl I Re Udhryte„Cir '�!'` y`�. ' ..`` J-o''.- -1. 0 .', 6 . �. i t , . r h-a-1 i:I a L-i_ 8 e r aw, � 4.' "P_.eregrmP W ay '- c I r , ' '.,, - • . . ,osp V1 . FwrlIower et ` . -. 1 4 . ; v� ou .h.44 Andont Oak D,__,r♦i h._ r 'q ..�1 e ,� i � a ` f : , ' - A 6. i� .p.. FnllslfPraie F '' _ - • .r.4 '4 * .".% • � _ t .4f.. .G llv •-' .` ,a�/, L► ^s n i'{ Gali�nt Flox[)i I,: 1111-1.71 `� .4.�,•s* - Highland Woods Subdivision ' 6.. thyhWn11 ud Woods H - . . ' "T : --;:.-- _ avryt Dr w�' '' .41 tar • 4 y-' 1.,� v , r � .�M 2 - Area map with zoning overlay EXHIBIT D SITE LOCATION 819-829 Marlisle Lane Petition 16-24 r L v . Al ' i 0D t 1 g Ar � / 96 r f , ' ri Y440. `�+i ,,.. •• 4,0, grt.., x ..- .., ..//,., ,-...-,,,i•:-: ''',,,,;,tre".4 G i • �; • . 'N\, (,r.,/* • , . r . ft 44 i � • CJ' y i ,t� I I r i 4Y 1 -, 111 �; P , . 4,,... Topography map EXHIBIT D SITE LOCATION 819-829 Marlisle Lane Petition 16-24 � • t e,,...2/ �� /! " .'-nbr7_i'�__ -7/�� Sri%/ ". �,: 1 it. Y ,•• /. . I I t.,ti- __... 1 1.a-►, \r, 1; r." ". •. - . - i ----- ,.///: , ---->, N.) 1 I. . - , "_, 1 , .....: ... ce. _ ,.... ...,s_ • ., „. ,. , . , v, ______ „... , . !��� "",. ":at— '.: 4. ' .' •° % ' ; t •1 t - + _ �. J .ram+' ..4.7m..........: Lit , Ir. 7 I Bird's Eye View Looking North Subect .ro•=rt A .�r: . .��� a �'TA .1 -! �.�r - A•' * /f _ • J ' `1' r l�� f NZ'Nrlle La • 4' 1-' • K i ► iti ,,i, _ , N. W• , •• 0., ..... 40 . `.. _ 1.___ N ‘ NIN ‘4010,.. ,.---..., . AP SRyglade Drive / y diI "�� 4b.. 'iY . ..f� �t,' �h ftr-tvni..5a-v.�:.:..-nr-..nr 'SfN-crav Bird's Eye View Looking West