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HomeMy WebLinkAboutG47-23 Ordinance No. G47-23 AN ORDINANCE RECLASSIFYING THE TERRITORY IN THE PAB AREA BUSINESS DISTRICT ESTABLISHED BY ORDINANCE NO. G9-05, AS AMENDED BY ORDINANCE NO. G17- 14 TO PMFR PLANNED MULTIPLE FAMILY RESIDENCE DISTRICT (3271 US Route 20) WHEREAS,the territory herein described is part of the property that has been classified in the PAB Planned Area Business District by Ordinance No. G9-05; and WHEREAS, by adopting Ordinance No. G17-14 on March 19, 2014, the City Council amended Ordinance No. G9-05 to permit the construction of a nursing and personal care facility; and WHEREAS, written application has been made to reclassify certain property located at 3271 US Route 20 from PAB Planned Area Business District established by Ordinance No. G9- 05, as amended by Ordinance No. G17-14, to a new PMFR Planned Multiple Family Residence District to permit the construction of a 64-unit townhome community; and WHEREAS, the zoning lot containing the premises at 3271 US Route 20 is legally described herein(the "Subject Property"); and WHEREAS,the Planning and Zoning Commission conducted a public hearing concerning said application on August 7, 2023, 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 reclassifying certain territory in the PAB Planned Area District to 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 August 7, 2023, 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 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: LOTS 1 AND 2 OF THE FINAL PLAT OF THE ELGIN MEMORY CARE SUBDIVISION BEING PART OF THE NORTHEAST QUARTER OF SECTION 18, TOWNSHIP 41 NORTH, RANGE 8 EAST OF THE THIRD PRINCIPAL MERIDIAN, KANE COUNTY, ILLINOIS, CITY OF ELGIN, ACCORDING TO THE PLAT RECORDED SEPTEMBER 24, 2014, AS DOCUMENT NO. 2014K047583, KANE COUNTY, ILLINOIS. (Commonly known as 3271 US Route 20) Section 3. 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. -2 - 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. 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 Global Builders Inc., as applicant and property owner, received July 7, 2023, and supporting documents including: a. Statement of Purpose and Conformance letter, prepared by Global Builders Inc., dated July 3, 2023; b. ALTA/NSPS Land Title Survey, prepared by A.P. Surveying Company, PC., dated November 13, 2021; c. Site Plan A, prepared by George Trandel, dated August 1, 2023, with such - 3 - further revisions as required by the Community Development Director; d. Four-page Landscape Plans, prepared by George Trandel, August 1, 2023, with such further revisions as required by the Community Development Director; e. Two-page Townhouse Elevation (bldg. 5, 6), prepared by George Trandel, dated August 1, 2023, with such further revisions as required by the Community Development Director; f. Sign & Townhouse Elevation (bldg.. 5, 6), prepared by George Trandel, dated August 1, 2023, with such further revisions as required by the Community Development Director; g. "The Sophia" Three Bedroom Townhouse floor plan, prepared by George Trandel, dated August 1, 2023, with such further revisions as required by the Community Development Director; h. "The Stanley" Three Bedroom Townhouse floor plan, prepared by George Trandel, dated August 1, 2023, with such further revisions as required by the Community Development Director; and i. Typ. Site Lighting — building mounted plan, prepared by George Trandel, dated August 1, 2023, with such further revisions as required by the Community Development Director; and j. Preliminary engineering plans titled: "Townhouse Complex Site Development Plan 3271 Route 20, Elgin, Kane County, IL", prepared by BCI Bono Consulting Civil Engineers, dated April 23, 2023, last revised July 6, 2023, with such further revisions as required by the City Engineer. In the event of any conflict between such documents and the terms of this ordinance or other applicable city ordinances, the terms of this ordinance or other applicable city ordinances shall supersede and control. 2. A departure is hereby granted to allow the construction of the proposed 64-unit townhome development with the minimum rear yard setback of twelve(12)feet from the rear(east) property line. 3. A departure is hereby granted to allow the construction of ten (10) principal buildings on the Subject Property. 4. A departure is hereby granted to allow the installation of air conditioning equipment in the street yard. 5. A departure is hereby granted to allow the construction of the proposed 64-unit townhome development with the maximum building floor area of 133,000 square feet. 6. A departure is hereby granted to allow the construction of the proposed 64-unit townhome development with the maximum building coverage of 52,000 square -4 - feet. 7. At the time of building permit review, the applicant shall submit a plat of easement vacation to vacate the necessary stormwater management and drainage easements on the property. 8. At the time of building permit review,the applicant shall submit a tree removal plan which includes the calculations for the required replacement tree inches. 9. At the time of building permit review,the applicant shall submit a photometrics plan in compliance with the zoning ordinance requirements. In addition to all free-standing light fixtures on the Subject Property, such photometrics plan shall account for the exterior building-mounted light fixtures. There shall be one building-mounted light fixture between two garage doors on the rear of all buildings, and on each end of all buildings. 10. All trash receptacles (also known as trash cans, bins, or totes) shall be kept within the attached garages of the residential units. Alternate location(s)for any refuse collection area shall be approved by the Community Development Director. 11. All garage doors shall have clear horizontal windows across the top of the garage door in substantial conformance with the Two-page Townhouse Elevation (bldg. 5, 6), prepared by George Trandel, dated August 1, 2023, with such further revisions as required by the Community Development Director. 12. No "on-street" parking shall be allowed on the internal private alleyways. Owner shall post signs designed and at locations within such internal private alleyways as approved by the Community Development Director providing for no parking within such areas. Owner shall also include within leases for units within the Subject Property a provision prohibiting parking within the internal private alleyways by tenants, occupants and their guests and invitees. 13. 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. 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. - 5 - 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 graphic with the maximum height of six (6) feet, and maximum sign surface area of sixty (60) square feet for the proposed development. 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. Q. Proposed Subdivision. In the event the property owner proceeds with the proposal to subdivide the Subject Property to provide for separate lots for each of the - 6 - townhome buildings proposed to be constructed as part of the redevelopment contemplated in this ordinance, the subdivision of the Subject Property shall be in conformance with applicable codes and ordinances and other requirements of the City except for such departures approved by the City's development administrator pursuant to Elgin Municipal Code Section 19.60.200 or other departures approved by the City's development administrator for minor changes to the approved development plan to accommodate site layout and access provided that the final plat of subdivision is in substantial conformance with the approved development plan and such changes do not increase density or floor area or decrease open space, landscaped area, screening or parking. The final plat of subdivision and the engineering for the subdivision for the Subject Property shall be as approved City Engineer. Such a subdivision of the Subject Development Property shall not require an amendment to this PMFR planned development ordinance. Section 4. That this ordinance shall be in full force and effect immediately after its passage in the manner provided by law. 41/7-01krikt-' David J. K ain, or Presented: December 20, 2023 Passed: December 20, 2023 Omnibus Vote: Yeas: 9 Nays: 0 ... Recorded: December 20, 2023 Published: December 20, 2023 Atte t: •A- Kimberly Dewis, lerk 4,:A -,. - 7 - EXHIBIT A August 7, 2023 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 21-23 and 24-23 an application by Global Builders Inc., as applicant and property owner, requesting approval of an amendment to the annexation agreement and planned development as a map amendment with departures from the Elgin Municipal Code requirements for the maximum permitted vehicle use area, the minimum building rear yard setback, the number of principal buildings per zoning lot, the location of air conditioning equipment, and any other departures as may be necessary or desirable, to construct 64 townhomes within 10 multiple-unit buildings with rear-loaded garages accessible from private alleyways,all at the property commonly referred to as 3271 US Route 20. GENERAL INFORMATION Petition Number: 21-23 and 24-23 Property Location: 3271 US Route 20 Requested Action: Map Amendment to Planned Development and Annexation Agreement Amendment Current Zoning: PAB Planned Area Business District Ordinance No. G9-05 as amended by Ordinance No. G17-14 Proposed Zoning: PMFR Planned Multiple Family Residence District Existing Use: Vacant, undeveloped Proposed Use: Ten multiple-family dwellings(townhomes) Applicant: Global Builders Inc. Owner Global Builders Inc. Recommendation& Findings of Fact Petitions 21-23 and 24-23 August 7,2023 Staff Coordinator: Damir Latinovic,AICP, Senior Planner Exhibits Attached: A. Aerial/Location Map B. Zoning Map C. Parcel Map D. Site Location E. Development Application,Annexation Agreement Amendment, and Attachments F. Draft Ordinance BACKGROUND Global Builders Inc., as applicant and property owner, is requesting approval of an amendment to the annexation agreement and planned development as a map amendment with departures from the Elgin Municipal Code requirements for the maximum permitted vehicle use area,the minimum building rear yard setback, the number of principal buildings per zoning lot, the location of air conditioning equipment, and any other departures as may be necessary or desirable, to construct 64 townhomes within 10 multiple-unit buildings with rear-loaded garages accessible from private alleyways,all at the property commonly referred to as 3271 US Route 20. The subject property, zoned PAB Planned Area Business District by Ordinance No. G9-05, as amended by Ordinance No. G17-14, is approximately 4.9-acres in area. The property is located at the northeast corner of Shannon Parkway and Daisy Lane, and is currently vacant and undeveloped. On the north side, the property is bounded by a private drive, which runs east-west from Shannon Parkway to Nesler Road. The property consists of two lots: Lot 1, is the vacant 4.25-acre land located at the northeast corner of Shannon Parkway and Daisy Lane, and Lot 2, a 0.67-acre land to the northeast of Lot 1 which is currently partially improved with a stormwater detention facility. The property is the site of the former Elgin Memory Care senior living facility that was approved in 2014. The construction of the building commenced in 2015 but was never completed. In 2021, the foundation of that building was removed and the property was restored to vacant green space, except for the stormwater detention facility on Lot 2 that was designed and constructed for the Elgin Memory Care senior living facility, and which still remains. The properties to the north and east are zoned PAB Planned Area Business District and are currently vacant and undeveloped. The properties to the south across Daisy Lane are zoned PMFR -2- Recommendation& Findings of Fact Petitions 21-23 and 24-23 August 7,2023 Planned Multiple Family Residence District and are improved with rear-loaded single-family homes known as detached townhomes because of the five-foot setback between the homes. The properties to the west across Shannon Parkway are part of West Point Gardens Phase I subdivision and include traditional single-family homes zoned PSFR2 Planned Single Family Residence District and a subdivision stormwater detention facility zoned PCF Planned Community Facility District. ., .... 1116. .• t 1111"• 4%166 (' : ,,,,",, , . , bv / ',t om ;r li y';- '`� ., / •"� �'��o� rlid , . 1/,4 * d� . %Id , w,(,. Figure 1.Site area map with zoning overlay Proposal Global Builders Inc.,the owner of the property,is proposing to construct a new 64-unit townhome community on the subject property. The proposal requires an amendment to the existing annexation agreement affecting the property and the rezoning to PMFR Planned Multiple Family Residence District. The community, to be known as Bella Gardin Townhomes, consists of 64 townhome units in ten multiple-unit buildings.Each building would include between five and nine townhome units.Each townhome would have a two-car attached garage accessible from a private alleyway in the rear. Two more parking spaces would be located in the driveway for a total of four parking spaces per unit,which meets the zoning ordinance parking requirement. -3 - Recommendation & Findings of Fact Petitions 21-23 and 24-23 August 7,2023 PRIVATE ROAD ice. 0-O00- 15 00 -0 0 BLDG ints i I y 9WrNNOy T PARKWAY �^� r• \ 41,10 C3 0 0 011. 0 1 OLDS 6. c.�e ero�� `1 i wrer.rnr 0 I O a - -err/G-0-0-0-0Q 4-4 • 41.1 ti 0 . . Q UO DAISY LANE Figure 2. Proposed landscape plan The applicant is not proposing any new streets. The majority of the buildings would face existing Shannon Parkway, the existing east-west private drive adjacent to the north, or the central landscaped green space. The two eastern buildings(Buildings 7 and 8)are the only two buildings which do not front on a street or a courtyard. It is, however, expected that at the time of the development of the property adjacent to the east,a new north-south public street or a private drive would be constructed in front of Buildings 7 and 8 which would provide a mid-block connection between Daisy Lane and the existing private east-west drive. The proposal does include three new private internal alleyways for access to the garages in the rear of the buildings.The 18-foot-wide two-way alleyways would include four-foot-wide walkways on both sides of the alleyways.The applicant would also install City's standard street lights along the private alleyways. The proposed three-story buildings are highly articulated and feature masonry and fiber cement siding on the exterior.The market rate units feature two different model floor plans each with three bedrooms,2.5 bathrooms,and 1,602 or 1,617 square feet in floor area.All units would be available for rent with an attached two-car garage, high end appliances, balconies, and in-unit washer and dryer. -4- Recommendation & Findings of Fact Petitions 21-23 and 24-23 August 7, 2023 • iii: .,I11i111l► 01 A III I II.._ ..: ' .: F2111111 I. ::: :.: _ III IIIIII r�:� = � IM:Igllli NI III 111 III III ::■... u6 III III III 60 -i III 111 III IIIIII • .... 66. IIIIII o. ::: ::: - - III "'"' °_` II11111111IIMEI III `•• "' 1111111U1:11 11 1111 I .,,.., In IIIO� • ... ...III - I "- � 1 I Ii1umI W-.� FRONT ELEVATION 6 ■ • �6 ■ I .�. a mw 1. 6 I : : li m r r:��il: : � U:r i IN • f: 7:11r .1 ' in In I ILI 'Ill I m it II! Ill um 1111 l II r1121.1111 BALGON" --Xe'd' +0 5 FT .TILITY 40 SO.1 BEDROOM 1 F +o So•r B..DROOM 2 --- DINING 9'-3-X 13,7 .-3 x13'7 13'-11-X1010' 1175O FT 1165aR BATH is,sa FT 4..b.X 30. 1 23 Sa•1 ' ILCLOSET1 GARAGE ro-x7o GLOSET2 16'-10-X27-0' KIT EN u9a.r s.1 x}'-7' 317 SO►T ir.10' 11•-4• .6 SO•T 114 BATH II 4. LAUNDRY CLOSET T-0'X s'O 3'7 x s'N' 4'5-X2.i ® »SOFT 165a FT IOW t ."\\ — Ham- L.I MASTER BATH 3655 •T n 4'.TXab. mi. ... 69 SO FT L ENTRY BONUS w WING .. \ »SG Pt �� ..'7'X1T-1 4.•1-X'T-15 -- 155'X 16'd ii �� 16 So an 1765G FT �. 266SO FT -- \ �� $,7Tx11YT ii , t` R MASTER BE. •• NNW 41 SO•T �. , 3'-7 13.4' CLOSET WM 177 FT 7-o-x 17 9 Elm MO 2aSOFr w - — — a aalla d ___ r- 1 1 FIRST FLOOR SECOND FLOOR T.RD FLOOR Figure 3.Propsoed elevations(top)and floor plans(bottom) - 5 - Recommendation & Findings of Fact Petitions 21-23 and 24-23 August 7, 2023 Due to the existing utilities and utility easements along Daisy Lane that were constructed for the Elgin Memory Care facility, and which will serve the new townhomes, the buildings are located approximately 51 feet from the street lot line along Daisy Lane (approximately 66 feet from the curb of Daisy Lane). Similarly, because of the existing utilities along Shannon Parkway, the western two buildings are located approximately 32 feet from the street lot line along Shannon Parkway (approximately 47 feet from the curb of Shannon Parkway). The total proposed impervious area is only slightly larger than that of the former Elgin Memory Care facility. Therefore, the proposal includes reusing the exiting stormwater detention facility on Lot 2 that would be slightly expanded to accommodate the additional stormwater runoff. The proposed development requires several departures from the requirements of the zoning ordinance. The 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. Detail of Required Departures—3271 US Route 20 Townhome Development Required Proposed Building Rear Yard Setback 40 ft. 12.56 ft. Number of Principal Buildings 1 10 Location Equipment of Air Conditioning In side and rear yards only In Lane for sostreet yard ame units long Daisy Building Floor Area 58,129 sq. ft. 132,972 sq. ft. Building Coverage 50,181 sq. ft. 51,950 sq. ft. Not permitted if no subdivision (one 10-ft high and 80-sq.ft. 1 monument sign, Monument sign 6-ft-high and entrance monument sign 60 sq. ft allowed for each subdivision entrance) The Community Development Department offers the following additional information: A. Property History. The subject property is part of what was formerly known as 168-acre Meier Farm property located south of U.S. Highway 20 and west of Nesler Road that was annexed to the city in 2005.Upon annexation,the city approved a preliminary plat for West Point Gardens subdivision that included a mix of single-family and townhouse residences, -6- Recommendation& Findings of Fact Petitions 21-23 and 24-23 August 7,2023 an 18 acre commercial area located along the south side of U.S. Route 20, a 10.5-acre active park dedicated to the city, and passive open space. Residential portion The residential portion of the subdivision north of Gansett Parkway was platted immediately after the annexation, and is known as the original West Point Gardens Subdivision Phase 1.The original Phase 1 subdivision includes 220 single family homes and 44 townhomes. All townhouse residences and single-family residences in West Point Gardens Phase 1 have been completed.The area south of Gansett Parkway was to be developed as West Point Gardens Phase 2. In 2015,the city granted approval of an amendment to the preliminary plat of subdivision for West Point Gardens Phase 2 that reduced the density of the southern portion of the subdivision from 206 single-family lots to 168 single-family lots. The West Point Garden Phase 2 was renamed to West Point Garden South subdivision that would be platted and developed in three phases. Phase 1 of the subdivision was approved in 2017 and includes 36 primarily 63-foot-wide front-loading lots west of Nesler Road between Gansett Parkway on the north and Marigold Drive on the south.Phase I also included completion of Garden Drive and Longview Drive, and the construction of a stormwater detention facility (Lot E) west of Nesler Road and south of Marigold Drive. Phase 2(formally Phase 2 and 2A)was approved in 2019 and included development of 40 primarily 60-foot-wide front-loading lots and 14 alley-loaded 40-foot-wide lots, and associated internal streets. All homes in Phase 1 and Phase 2 have been completed. The fmal plat for Phase 3 has not been approved yet and the area remains vacant green space. The preliminary plat approved for Phase 3 includes 74 primarily 60- and 64-foot- wide front-loading lots south of Marigold Drive and the construction of associated internal streets. At the time of completion,West Point Gardens South subdivision will have a total of 164 single-family lots. This represents a loss of four lots from the 2015 preliminary plat approved for 168 lots due to needed expansion of Lot E for stormwater detention purposes part of Phase 1. After the completion of the final phase the entire West Point Gardens subdivision will have 428 residential units(384 single-family homes and 44 townhomes). Commercial portion The commercially-zoned portion of the Meier Farm property is bounded by US Route 20 on the north, Shannon Parkway on the west, Daisy Lane on the south, and the existing - 7- Recommendation & Findings of Fact Petitions 21-23 and 24-23 August 7,2023 Oasis on 20 BP gas station property on the east. The Oasis on 20 gas station property was annexed separately in 2015 and the gas station constructed in 2018. In 2014,the City approved the Elgin Memory Care Subdivision for the construction of the Elgin Memory Care senior living facility. The subdivision divided the entirety of the commercially-zoned land between Shannon Parkway and Oasis on 20 gas station into three lots: Lot 1 was the site of the proposed Elgin Memory Care senior living facility,Lot 2 was established for the stormwater detention facility for the Elgin Memory Care subdivision, and Lot 3,approximately 13 acres,was the reminder of the land between Shannon Parkway and Oasis on 20 gas station that was to remain vacant. The construction of the Elgin Memory Care senior living facility was commenced in 2015, but was never completed.In 2021,the unfinished foundation was removed and the property was restored to vacant green space. B. Surrounding Land Use and Zoning. The properties to the north and east are zoned PAB Planned Area Business District and are currently vacant and undeveloped. The properties to the south across Daisy Lane are zoned PMFR Planned Multiple Family Residence District and are improved with rear-loaded single-family homes known as detached townhomes because of the five-foot setback between the homes.The properties to the west across Shannon Parkway are part of West Point Gardens Phase I subdivision and include traditional single-family homes zoned PSFR2 Planned Single Family Residence District and a subdivision stormwater detention facility zoned PCF Planned Community Facility District. C. Comprehensive Plan. The subject property is designated as Neighborhood Commercial by the City's 2018 Comprehensive Plan. The neighborhood commercial land uses provide goods and services to local residents and serve day-to-day needs.Uses may include grocery stores, professional offices, retail shops, and local service providers. Development within neighborhood commercial areas should be compatible with and reflect the scale and character of the surrounding neighborhood.Mixed-use development should be encouraged within neighborhood commercial areas. D. Zoning District. The purpose and intent of this PAB Planned Area Business District established by Ordinance No. G9-05 is to provide commodities and services to several neighborhoods, and in some instances to a communitywide or regional supporting populations, 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. E. Trend of Development. The subject property is located west of Randall Road and south US Route 20. All previously undeveloped areas in the western Growth Area, or areas formerly used for farming purposes have, upon annexation to the City, been developed - 8- Recommendation & Findings of Fact Petitions 2 1-23 and 24-23 August 7,2023 with single-family residences or townhouse residences, except for a developing commercial corridor along U.S. Highway 20 near Nesler Road. All surrounding properties to the west and south are currently developed with residential uses including single-family homes and townhomes,while the properties to the north and east are vacant and zoned for commercial development. The properties to the north which are adjacent to US Route 20 are expected to be developed with commercial, auto-oriented uses. The property adjacent to the east is too far from US Route 20,and is expected to be developed with a transitional use, such as a senior living facility, a daycare center, or a higher density residential use, such as townhomes. FINDINGS After due notice as required by law, the Planning & Zoning Commission conducted a public hearing in consideration of Petitions 21-23 and 24-23 on August 7,2023.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 7,2023. 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 property does not have any significant natural features including topography, watercourses, and vegetation. The 4.25-acre Lot 1 is currently vacant green space, while the 0.67-acre Lot 2 is improved with a surface stormwater detention facility. The proposed townhome development would be located on the Lot 1, while the Lot 2 would continue to be used for stormwater detention purposes. The street trees already exist along Daisy Lane and Shannon Parkway, but the applicant would add additional street trees along the east-west private drive adjacent to the north and new trees between the driveways of individual townhomes along the private alleyways. Additional trees and landscaping would also be installed within the central courtyard and between the buildings and Daisy Lane. B. Sewer and Water Standard. The suitability of the subject property for the planned -9- Recommendation & Findings of Fact Petitions 21-23 and 24-23 August 7,2023 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. There are existing water and sewer utilities within Shannon Parkway and Daisy Lane.The development would connect to the existing water and sewer utilities,which have adequate capacity to serve the proposed development. The applicant is proposing to reuse the existing stormwater detention facility that was constructed to serve the former Elgin Memory Care senior living facility. The surface stormwater detention facility would be slightly enlarged to accommodate the additional stormwater runoff associated with the slightly larger impervious surface of the proposed development when compared to the previous senior living facility. The proposed development would meet all requirements of the Kane County 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 not proposing any changes to the existing Shannon Parkway or Daisy Lane roadways. The private alleyways for access to the garages will have two connections to Daisy Lane on the south and two connections to the private east-west drive adjacent to the north. The previously approved Elgin Memory Care senior living facility was approved to have 80 assisted living units/beds. Such 80-unit senior living facility generates approximately 152 trips (vehicles coming to the facility and vehicles leaving the facility) during the morning peak hour, and 272 trips during the evening peak hour, with a total of - 10- Recommendation &Findings of Fact Petitions 21-23 and 24-23 August 7,2023 approximately 234 trips per day. The proposed 64-unit townhome development is expected to generate approximately 36 trips during the morning peak hour, and 43 trips during the evening peak hour,with a total of approximately 521 trips per day. The area roadways have sufficient capacity to accommodate the additional daily traffic from the proposed townhome development when compared to the previously approved senior living facility. The proposed development will not have any negative effect on the existing off-site traffic circulation. The proposed townhomes are required to provide one parking space per 500 square feet of floor area. With all units having 1,600 square feet of floor area,each unit is required three parking spaces. Each unit is proposed to have two parking spaces within the attached garage and two more parking spaces in the driveway. As such the proposal exceeds the 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 is part of what was formerly known as 168-acre Meier Farm property located south of U.S. Highway 20 and west of Nesler Road that was annexed to the city in 2005. Upon annexation, the city approved a preliminary plat for West Point Gardens subdivision that included a mix of single-family and townhouse residences,an 18 acre commercial area located along the south side of U.S.Route 20,a 10.5-acre active park dedicated to the city,and passive open space. The commercially-zoned portion of the Meier Farm property is bounded by US Route 20 on the north, Shannon Parkway.on the west, Daisy Lane on the south, and the existing Oasis on 20 BP gas station property on the east. The Oasis on 20 gas station property was annexed separately in 2015 and the gas station constructed in 2018. In 2014,the City approved the Elgin Memory Care Subdivision for the construction of the Elgin Memory Care senior living facility. The subdivision divided the entirety of the commercially-zoned land between Shannon Parkway and Oasis on 20 gas station into three lots: Lot 1 was the site of the proposed Elgin Memory Care senior living facility,Lot 2 was established for the stormwater detention facility for the Elgin Memory Care subdivision, and Lot 3,approximately 13 acres,was the reminder of the land between Shannon Parkway and Oasis on 20 gas station that was to remain vacant. - 11 - Recommendation& Findings of Fact Petitions 21-23 and 24-23 August 7, 2023 The construction of the Elgin Memory Care senior living facility was commenced in 2015, but was never completed.In 2021,the unfinished foundation was removed and the property was restored to vacant green space. 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 and east are zoned PAB Planned Area Business District and are currently vacant and undeveloped. The properties to the south across Daisy Lane are zoned PMFR Planned Multiple Family Residence District and are improved with rear-loaded single-family homes known as detached townhomes because of the five-foot setback between the homes. The properties to the west across Shannon Parkway are part of West Point Gardens Phase I subdivision and include traditional single-family homes zoned PSFR2 Planned Single Family Residence District and a subdivision stonmwater detention facility zoned PCF Planned Community Facility District. F. Trend of Development Standard. The suitability of the subject property for the planned development with respect to consistency with an existing pattern of development or an identifiable trend of development in the area. Findings.The subject property is suited for the intended planned development with respect to consistency with an existing pattern of development or an identifiable trend of development in the area. The subject property is located west of Randall Road and south US Route 20. All previously undeveloped areas in the western Growth Area, or areas formerly used for farming purposes have, upon annexation to the City, been developed with single-family residences or townhouse residences, except for a developing commercial corridor along U.S. Highway 20 near Nesler Road. All surrounding properties to the west and south are currently developed with residential uses including single-family homes and townhomes,while the properties to the north and east are vacant and zoned for commercial development. The properties to the north which are adjacent to US Route 20 are expected to be developed with commercial, auto-oriented uses. The property adjacent to the east is too far from US Route 20,and is expected to be developed with a transitional use, such as a senior living facility, a daycare center, or a higher density residential use, such as townhomes. 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 - 12 - Recommendation&Findings of Fact Petitions 21-23 and 24-23 August 7,2023 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 this PAB Planned Area Business District established by Ordinance No. G9-05 is to provide commodities and services to several neighborhoods, and in some instances to a communitywide or regional supporting populations, 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. Upper floor apartment dwellings are a permitted use in this PAB District as is the case in the AB Area Business District. The 1st floor of the proposed three-story apartment townhomes is designed to include a two-car attached garage, a small bonus room,and the entry way with a staircase leading up to the residential unit on the upper levels. 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 Neighborhood Commercial by the City's 2018 Comprehensive Plan.The neighborhood commercial land uses provide goods and services to local residents and serve day-to-day needs. Uses may include grocery stores, professional offices, retail shops, and local service providers. Development within neighborhood commercial areas should be compatible with and reflect the scale and character of the surrounding neighborhood.Mixed-use development should be encouraged within neighborhood commercial areas. The property is located across the street from similar rear-loaded "detached townhome" community part of West Point Gardens subdivision.Because of its location approximately 400 feet away from US Route 20 corridor,the property is not viable for commercial uses. 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,and also fulfill the goal to provide a variety of housing options across the city. The proposed townhome community represents a desirable and appropriate development on a vacant and undeveloped land. ADDITIONAL STANDARDS FOR PLANNED DEVELOPMENTS - 13 - Recommendation& Findings of Fact Petitions 21-23 and 24-23 August 7,2023 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 subject property does not have any significant natural features including vegetation and topography.The proposed development includes additional street trees along the private east-west drive and new landscaping through the development in compliance with the landscaping requirements.The proposed development includes a central courtyard that would include a central fountain and landscaping. Additional trees would also be installed between the new buildings and Daisy Lane. ti. 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 represents an appropriate transitional use between the existing "detached townhomes" south of Daisy Lane and the future commercial uses along US Route 20. The property is too far(approximately 400 feet) from US Route 20 to be developed with auto-oriented commercial uses that rely on visibility from pass-by traffic. The proposed layout will complement adjacent residential uses and will provide additional residents who will support nearby and future commercial uses. The proposed development will not have any negative effect on the surrounding properties and uses. PLANNED DEVELOMENT DEPARTURES AND EXCEPTIONS The applicant is requesting the following departures from the requirements of the zoning ordinance: - 14 - Recommendation & Findings of Fact Petitions 21-23 and 24-23 August 7,2023 1. Sections 19.25.735,"Site Design".The minimum required building rear yard setback is 40 feet from the east property line. The applicant is proposing a minimum 12.56-foot rear yard setback from the east property line. 2. Section 19.12.300,"Zoning Lots; Clarifications and Exceptions". One principal building is permitted per zoning lot. The applicant is proposing ten multiple-unit buildings. 3. Section 19.12.600,"Obstructions in Yards".Air conditioning equipment is permitted in side or rear yards only. The townhomes facing Shannon Parkway and the east property line would have air conditioning equipment on the south side of those multi-unit buildings which is technically the street yard along Daisy Lane. 4. Sections 19.25.735,"Site Design".The maximum permitted building floor area on the property is 58,129 square feet. The applicant is proposing a total building floor area of 132,972 square feet. 5. Sections 19.25.735, "Site Design". The maximum permitted building coverage on the property is 50,181 square feet. The applicant is proposing a total building coverage of 51,950 square feet. 6. 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. However,the applicant is not proposing a subdivision, so a subdivision entrance graphic is not allowed. The applicant is still proposing to construct one six-foot-high and 60-square foot monument sign as an identification sign for the community. Staff finds the proposed departures are appropriate and necessary for the construction of a desirable development on a vacant property. To achieve a desirable and efficient layout,the buildings are oriented along Shannon Parkway, the private east-west drive, and around a new courtyard which opens to Daisy Lane. As a result, Buildings 7 and 8 are closer than normally permitted to the rear lot line. It is expected and anticipated that when the property - 15 - Recommendation & Findings of Fact Petitions 21-23 and 24-23 August 7,2023 adjacent to the east is developed,a new north-south roadway would be constructed in front of Buildings 7 and 8 which would provide a mid-block connection between Daisy Lane and the private east-west drive. The proposed development is designed as a rental community and will be owned by one entity, the developer. This is why the applicant is not proposing to subdivide the property that is typically done for similar developments where each townhome is owner occupied. As a result, multiple principal buildings are located on one existing parcel,rather than each townhome on its own parcel. Similarly,because the property is not being subdivided it has a more restrictive maximum building floor area and maximum building coverage.The proposed units have an efficient layout with a two-car attached garage on the first floor and the majority of each residential unit on the 2nd and 3rd floors above the garage. The proposed density of 13 units per acre is well within the target range of 4-20 units per acre per the Comprehensive Plan. No subdivision is also the reason for the requested departures for the location of air conditioning equipment and the entrance monument sign. If the property was subdivided where each multiple- unit building or each townhome unit sits on its own lots,the proposed air conditioning units would be located in the side yard of the those lots. However,without the subdivision,the air conditioning units,while still located in the desirable location on the side of the building, are technically in the street yard facing Daisy Lane. With no subdivision, an entrance monument graphic is not permitted. The proposed 6-foot-high and 60-square foot monument graphic, however,is well within the maximum permitted 10-ft high and 80 square feet for a typical residential subdivision and is an appropriate and desirable entrance feature to identify the community. The requested departures are appropriate to achieve an efficient site layout with minimum impact on the 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 21-23 and 24-23, subject to the following conditions: 1. Substantial conformance to the Development Application submitted by Global Builders Inc., as applicant and property owner,received July 7,2023,and supporting documents including: a. Statement of Purpose and Conformance letter, prepared by Global Builders Inc., - 16 - Recommendation & Findings of Fact Petitions 21-23 and 24-23 August 7, 2023 dated July 3,2023; b. ALTA/NSPS Land Title Survey,prepared by A.P. Surveying Company,PC., dated November 13,2021; c. Site Plan A,prepared by George Trandel,dated August 1, 2023,with such further revisions as required by the Community Development Director; d. Four-page Landscape Plans,prepared by George Trandel,August 1,2023, with such further revisions as required by the Community Development Director; e. Two-page Townhouse Elevation(bldg. 5,6),prepared by George Trandel,dated August 1, 2023,with such further revisions as required by the Community Development Director; f. Sign&Townhouse Elevation(bldg.. 5,6),prepared by George Trandel, dated August 1,2023,with such further revisions as required by the Community Development Director; g. "The Sophia"Three Bedroom Townhouse floor plan,prepared by George Trandel, dated August 1,2023,with such further revisions as required by the Community Development Director; h. "The Stanley"Three Bedroom Townhouse floor plan,prepared by George Trandel, dated August 1,2023,with such further revisions as required by the Community Development Director; and i. Typ. Site Lighting—building mounted plan,prepared by George Trandel, dated August 1,2023, with such further revisions as required by the Community Development Director; and j. Preliminary engineering plans titled: "Townhouse Complex Site Development Plan 3271 Route 20,Elgin,Kane County, IL",prepared by BCI Bono Consulting Civil Engineers,dated April 23,2023, last revised July 6,2023,with such further revisions as required by the City Engineer. In the event of any conflict between such documents and the terms of this ordinance or other applicable city ordinances,the terms of this ordinance or other applicable city ordinances shall supersede and control. 2. A departure is hereby granted to allow the construction of the proposed 64-unit townhome development with the minimum rear yard setback of twelve(12)feet from the rear(east)property line. 3. A departure is hereby granted to allow the construction of ten principal buildings on the Subject Property. 4. A departure is hereby granted to allow the installation of air conditioning equipment in the street yard. 5. A departure is hereby granted to allow the construction of the proposed 64-unit townhome development with the maximum building floor area of 133,000 square feet. - 17 - Recommendation& Findings of Fact Petitions 21-23 and 24-23 August 7,2023 6. A departure is hereby granted to allow the construction of the proposed 64-unit townhome development with the maximum building coverage of 52,000 square feet. 7. A departure is hereby granted to allow the construction of one monument graphic with the maximum height of six(6) feet, and maximum sign surface area of sixty(60)square feet for the proposed development. 8. At the time of building permit review,the applicant shall submit a plat of easement vacation to vacate the necessary stormwater management and drainage easements on the property. 9. At the time of building permit review,the applicant shall submit a tree removal plan which includes the calculations for the required replacement tree inches. 10. At the time of building permit review,the applicant shall submit a photometrics plan in compliance with the zoning ordinance requirements. In addition to all free-standing light fixtures on the Subject Property, such photometrics plan shall account for the exterior building-mounted light fixtures. There shall be one building-mounted light fixture between two garage doors on the rear of all buildings,and on each end of all buildings. 11. All trash receptacles(also known as trash cans,bins,or totes) shall be kept within the attached garages of the residential units. Alternate location(s)for any refuse collection area shall be approved by the Community Development Director. 12. All garage doors shall have clear horizontal windows across the top of the garage door in substantial conformance with the Two-page Townhouse Elevation(bldg. 5, 6),prepared by George Trandel,dated August 1,2023,with such further revisions as required by the Community Development Director. 13.No"on-street"parking shall be allowed on the internal private alleyways. 14. Compliance with all applicable codes and ordinances. The vote of the Planning&Zoning Commission on the motion to recommend approval of Petitions 21-23 and 24-23 subject to the conditions outlined above, was four(4) yes, one (1) no, and zero (0)abstentions.Two members were absent. Respectfully Submitted, s/Jav Cox - 18 - Recommendation & Findings of Fact Petitions 21-23 and 24-23 August 7,2023 Jay Cox,Chairman Planning&Zoning Commission s/Damir Latinovic Damir Latinovic,AICP; Secretary Planning&Zoning Commission - 19- v�� lc ii. r♦r .. I th,,,,:lrks uu - -,,. ._,..wat •i _ At 11111111WWWW Illifil" Al . mom* *AI 1, PK% i��® .at .. - 714, kyi Ar *4$1 '21'4 A9 lit*itig ft / 44441%% * 1 ..-1411,*41110 -, ' ' '::: IW ‘ 41111111011q*/#12„,,M4 *ell. *Cr ' S4Pimps � ap' sr ; � a' . o fo\_ ,m� Subject Property Ro4fe ,'�;� • ; c Petition 21 -23.,/ ? 40 lkiviii ,/ �y -/ 1 . _ .,,, „ ...,, ' "1. ' - ,.. . .-_ __ .4.1. ilk/ frit. / i gireb44t . -!'' , . "--,,,. -:..,' r. 4 - ...,.1, fri-v- *ft/ • 70 *4,1'e *Vr-' (ji , . --il * IP *4**/(i2) /#0.4"4.4j, • ;>. . ,/ • Ai" . ....-• D �.�i�7-4/16: WW lam . rii ,tip •. / . '`�'� �, �� I � O .tee � �. _ r h __. .h� g*/* # �►D by �ii ��� s, ,� 9ate.1'� i v � ,`w 4---- /( 1,41414,,, , .@, -' d ��. ,� y! wt� f .V 10k>4101/' - '' 7.4 j'' ,,':'' :. . Air 0 j. r.i itAp * r',/' � , � ms, EXHIBIT Aerial/Location Map JA� K rj F. S 0 100 200 400 600 800 Map prepared by City of Elgin Feet Department of Community Development */* PCF PCF 'o` ` PMFR r •-1 1 1 1 4 i 1 1 1 1 1 1 rq •/it♦ 4. ' ya'• O� � �Ro 111111114• c yvfe10 PSFR2 q� .... .Q.eOill* *iiiVSa 41111 001,00 Silk, Subject Property �` aA Petition 21 -23 R000Q+?o m‘litliciii. ... -74" )4mL B ..a % # . , ..,. T _Ar. kA%- # .1:' 'LegendiRC1 Residence Conservation 1 \PSFR2 ::: - Q RC2 Residence Conservation 2 ,RC3 Residence Conservation 3 Oil%sO PRC Planned Residence Conservation , f/ Ap , yC'.Q SFR1 Single Family Residence 1 , CO i II ,���O PSFR1 Plannetl Single Family Residence I , aC;, ,,', , ,O SFR2 Single Family Residence 2 `y.CI ,,O PSFR2 Planned Single Family Residence•` , . Q TRF Two Family Residence isr PMFR QPTRF Planned Two Family Residence , �.. ®MFR Multiple Family Residence ,,, :['�/(/// o` •,, , / PC F ®PMFR Planned Multiple Family Residence de,lly' ',, Q ` / ep 2 ... O RB Residence Business p1/�L' ','', of ,` `, / �a QPRB Planned Residential Business f ` / `� -NB Neighborhood Business ` , Q,' -PNB Planned Neighborhood Business -AB Area Business 110. ` MIPAB Planned Area BusinessMil % y1 -CC1 Center City 1 �� -CC2 Center City 2 Q -PCC Planned Center City r`%, V -ORI Office Research Industrial et. ,o, -PORI Planned Office Research Industrial MG!General Industrial -PGI Planned General Industrial PSFR2 -CI Commercial Industrial -CF Community Facility -PCF Planned Community Facility Z i EXHIBITS Zoning Map " w -Apr- E S Map prepared by City of Elgin 0 80 160 320 480 640 Feet Department of Community Development ,249 Subject Property 3271 Route 20 Petition 21 -23 1618225004 J 0618225005 004 lq EXHBIIT C Parcel Map N City of Elgin 0 30 60 120 180 240 Department of Community Development Feet EXHIBIT D SITE LOCATION 3271 US Route 20 Petitions 21-23 and 24-23 ' " , ,, Route ELGIN MEMORYy ° .c •' `'PIN • t l ,� a r ,.. e MEIER FARM PROPERTY CARE SUBDIVISION r �nk`Rd • .�o��.a S. ym 'C :!r��er p ,� SUBJECT $ ` 4 8ne El PROPERTY , _- , vi, � . .; : .►V / iir tr se cD Iii. mr., ....44u/4-„-,5„, . -- -...7---- •.--.. 71411klibi k___, --- , ' , . - l y � ! t. � S �Imo` � ' U' `� 1 • .4,444 _. CI. * r + 4 � >, yy • %1 ` sue: 5 WEST POINT .• / �' • ► EI GARDENS SOUTH I 2; • ' ' ^SE 2 AND 2A v° \ - WEST POINT GARDENS + I. . a4�� �� PHASE 1 ,iit��� 1 .. , a 'elf Or �a�A ► � �` a 1` • West Point ;` •a ' pip WEST POINT GARDENS ,, Gardens South �` yc,: SOUTH .• Phase 3 f • .or as e C'f s.4 , ‘• • . r l Kati yo S-0..4likk ►,,i -- M ', °oia Gs �m s'�o ENS B an a,,yo • ob' e.•oo� k s4 SOUTH PHASE 1 0 ` 4* !e I• q r at:. ,sf \. .. /, / \' ' sf Aerial View of West Point Gardens Subdivision EXHIBIT D SITE LOCATION 3271 US Route 20 Petitions 21-23 and 24-23 , '1,•• Subect Pro a ert J ,, - !: - ..4, : -••••.....„. . . / i 1 r ; i,-'7' ... ."1-, . , ,„ ; . . r : •1.. , . ' ,.' -:, Itioi - • '. ;t- •• -.. cl; t ' pr • 74.. ,,... 1114i:A / ,.,/ -mu, 1140e i?,..... 4 , 4,4,/ 7-,., .. ' ' glik,, I.,,_ .„ • ,: ,,i, /,,,, ' ,-, •- -, - • • wil*/ 'N. r,' ./ i ,. , ••:. , . ,-,... , -- -•-:- IIIII1h..." ‘'‘ , Abb.._ ' N•'.'' , r .' 1'7'f., ',I,,E_a 9 fe1:(1 6N If. I :. I ; Bird's Eye View Looking North .,-t-- - : _,ilt.:7,r-....--1..•.....1 -,,-....-ie,—;?,,,,,*:'. __Ai ...,, ---,:! ',1 171,er,,, .- .j. ..: :—..... • . ,-. .-- , • '''--. ' - irpir -N`' :' 4••••••,. -__ ''' - - . t..' `a(. -.0.%.,.. .01' ...,;.* 0....- 'if. ,_... Shanno,;,, .. .•: . ., v.i•...---.-- ii• / 91,. • .47 .W.. • ' .7 / k . .. , / . 4 '-4 •',/ • ': . - ,-, •, / 41111446 .., . . - "i•.'“ -., / . ' 11&88N2y:pir, ../ ' -a.r. ;;rtt ....,._„_-. • , i? 4, ' . • — . . .. . ,r. 01-.41eVe%‘•,,'',,', I:101,(1. , , : ,,It.i, .. - 2 Bird's Eye View Looking West