HomeMy WebLinkAboutG8-24 Ordinance No. G8-24
AN ORDINANCE
CLASSIFYING NEWLY ANNEXED TERRITORY IN THE PMFR PLANNED MULTIPLE
FAMILY RESIDENCE DISTRICT
(Giffords Crossing—2100 Big Timber Road)
WHEREAS, the property legally described herein (the "Subject Property") has been
annexed to the City of Elgin; and
WHEREAS, a written application has been made to classify the Subject Property located
at 2100 Big Timber Road in the PMFR Planned Multiple Family District; and
WHEREAS,the Planning and Zoning Commission conducted a public hearing concerning
said application on June 5, 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 classifying certain
territory in the PMFR Planned Multiple Family Residence District pertains to the government and
affairs of the city.
NOW,THEREFORE, BE IT ORDAINED BY THE CITY COUNCIL OF THE CITY OF
ELGIN, ILLINOIS:
•
Section 1. That the City Council of the City of Elgin hereby adopts the Findings of
Fact, dated June 5, 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:
PARCEL 1:
THE EAST 217.52 FEET, AS MEASURED AT RIGHT ANGLES TO THE EASTERLY
LINE THEREOF OF THAT PART OF THE SOUTHEAST QUARTER OF SECTION 4,
TOWNSHIP 41 NORTH, RANGE 8 EAST OF THE THIRD PRINCIPAL MERIDIAN,
DESCRIBED AS FOLLOWS: BEGINNING AT THE POINT OF INTERSECTION OF
THE WEST LINE OF SAID SOUTHEAST QUARTER WITH CENTERLINE OF THE
HIGHWAY RUNNING NORTHWESTERLY AND SOUTHEASTERLY THROUGH
SAID SOUTHEAST QUARTER; THENCE NORTH ALONG THE WEST LINE OF
SAID SOUTHEAST QUARTER 498.3 FEET; THENCE SOUTH 83 DEGREES 41
MINUTES EAST 554 FEET; THENCE SOUTH 13 DEGREES 19 MINUTES WEST
703.4 FEET TO THE CENTERLINE OF HIGHWAY AFORESAID; THENCE NORTH
57 DEGREES 35 MINUTES WEST ALONG SAID CENTERLINE,460.5 FEET TO THE
POINT OF BEGINNING, IN THE TOWNSHIP OF ELGIN, KANE COUNTY,
ILLINOIS.
PARCEL 2:
THAT PART OF THE SOUTHEAST QUARTER OF SECTION 4, TOWNSHIP 41
NORTH, RANGE 8 EAST OF THE THIRD PRINCIPAL MERIDIAN,
DESCRIBED AS FOLLOWS: COMMENCING AT THE POINT OF INTERSECTION
OF THE WEST LINE OF SAID SOUTHEAST QUARTER WITH THE CENTER LINE
OF HIGHWAY RUNNING NORTHWESTERLY AND SOUTHEASTERLY
THROUGH SAID SOUTHEAST QUARTER; THENCE NORTH ALONG THE WEST
LINE OF SAID SOUTHEAST QUARTER 498.3 FEET; THENCE SOUTH 83
DEGREES 41 MINUTES EAST 554 FEET FOR THE POINT OF BEGINNING;
THENCE SOUTH 83 DEGREES 41 MINUTES EAST 350 FEET; THENCE SOUTH 14
DEGREES 14 MINUTES WEST 859.6 FEET TO THE CENTER LINE OF THE
HIGHWAY AFORESAID; THENCE NORTH 57 DEGREES 35 MINUTES WEST
ALONG SAID CENTER LINE 352.5 FEET TO A POINT SOUTH 13 DEGREES 19
MINUTES WEST FROM THE POINT OF BEGINNING; THENCE NORTH 13°19'
EAST 703.4 FEET TO THE POINT OF BEGINNING; IN THE TOWNSHIP OF ELGIN,
KANE COUNTY, ILLINOIS.
EXCEPTING FROM PARCEL 1 AND PARCEL 2 THAT PORTION OF THE LAND
CONVEYED TO THE COUNTY OF KANE BY DEED RECORDED MAY 3, 1989 AS
DOCUMENT 1971520 DESCRIBED AS FOLLOWS: THAT PART OF THE
SOUTHEAST QUARTER OF SECTION 4, TOWNSHIP 41 NORTH, RANGE 8 EAST
OF THE THIRD PRINCIPAL MERIDIAN, KANE COUNTY, ILLINOIS, DESCRIBED
AS FOLLOWS: BEGINNING AT THE SOUTHEAST CORNER OF LOT 11 OF
SPRING OAKS, A PLANNED UNIT DEVELOPMENT IN THE SOUTHEAST
QUARTER OF SAID SECTION 4; THENCE ON AN ASSUMED BEARING OF
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SOUTH 14 DEGREES 23 MINUTES 41 SECONDS WEST ON THE EAST LINE OF
SAID SPRING OAKS, 53.46 FEET; THENCE SOUTH 56 DEGREES 15 MINUTES 00
SECONDS EAST, 78.39 FEET THENCE SOUTHEASTERLY 501.22 FEET ON A
TANGENTIAL CURVE CONCAVE TO THE NORTHEAST,RADIUS 24,847.86 FEET,
CENTRAL ANGLE 1 DEGREE 09 MINUTES 21 SECONDS; THENCE NORTH 15
DEGREES 30 MINUTES 41 SECONDS EAST, 44.66 FEET; THENCE NORTH 55
DEGREES 01 MINUTE 33 SECONDS WEST, 586.81 FEET; THENCE SOUTH 14
DEGREES 23 MINUTES 41 SECONDS WEST, 10.14 FEET TO THE POINT OF
BEGINNING, CONTAINING 0.698 ACRES, MORE OR LESS OF WHICH 0.439
ACRES, MORE OR LESS, WERE PREVIOUSLY DEDICATED. TOGETHER WITH
THE TENEMENTS AND APPURTENANCES THERETO BELONGING.
(Commonly known as 2100 Big Timber Road)
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.
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. 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.
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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 The
Burton Foundation, as applicant and property owner, received November 3,
2021, and supporting documents including:
a. Undated Proposed Gifford's Crossing Development 36W380 Big Timber
Road, Elgin, Illinois 60123 Purpose and Conformance, received May 31,
2023;
b. ALTA/NSPS Title Survey, prepared by TFW Surveying and Mapping Inc.,
dated March 6, 2023;
c. Plat of Annexation to the City of Elgin Kane County, Illinois, prepared by
TFW Surveying and Mapping Inc.,dated October 1,2021,with such further
revisions as required by the City Engineer;
d. Four-page tree preservation plans, including Sheets L 0.1, L 0.2, L 0.3, and
L 0.4,prepared by Huff&Huff,Inc.,dated June 20,2023,with such further
revisions as required by the Community Development Director;
e. Site Landscape Plan Sheet L 1.0, prepared by Huff& Huff, Inc.,dated June
20, 2023, with such further revisions as required by the Community
Development Director;
f. Four-page Foundation Planting Plans, including Sheets L2.1, L2.2, L2.3,
and L2.4, prepared by Huff& Huff, Inc., dated June 20, 2023, with such
further revisions as required by the Community Development Director;
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g. Hardscape Detail Plan, Sheet L5.0, prepared by Huff& Huff, Inc., dated
June 20, 2023, with such further revisions as required by the Community
Development Director;
h. Plant Lists and Notes,Sheet L5.0,prepared by Huff&Huff,Inc.,dated June
20, 2023, with such further revisions as required by the Community
Development Director;
i. Gifford's Crossing Preliminary Engineering 36W380 Big Timber Road,
Elgin, Illinois 601234 plans, prepared by TFW Surveying and Mapping
Inc.,dated last revised June 1, 2023, with such further revisions as required
by the City Engineer;
j. Renderings, Sheet A-1,prepared by Meco A/E,dated March 16,2023,with
such further revisions as required by the Community Development
Director;
k. 9-Unit Exterior Elevations,prepared by Meco A/E,dated May 3,2023,with
such further revisions as required by the Community Development
Director;
1. Six-page architectural plans titled Burton Foundation Gifford Crossing
Elgin, Illinois, consisting of Sheets A-1, A-2, A-3, A-4, A-5, and A-6,
prepared by Meco A/E, dated March 21, 2022, last revised May 9, 2023,
with such further revisions as required by the Community Development
Director; and
m. Monument Sign plan, Sheet MS1, prepared by Meco A/E, dated March 21,
2022, last revised May 3, 2023, with such further revisions as required by
the Community Development Director.
In the event of any conflict between such documents and the terms of this
ordinance or other applicable city ordinances, the terms of this ordinance or
other applicable city ordinances shall supersede and control.
2. A departure is hereby granted to allow the construction of four principal
buildings on the Subject Property.
3. A departure is hereby granted to allow the construction of the proposed 36-unit
townhome development with a maximum of 115,330 square feet of vehicle use
area.
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 removal and replacement of trees on
the Subject Property in substantial conformance to the four-page tree
preservation plans consisting of Sheets L 0.1, L 0.2, L 0.3, and L 0.4, prepared
by Huff & Huff, Inc., dated June 20, 2023, with such further revisions as
required by the Community Development Director.
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6. 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 any exterior building-mounted light fixtures.
7. 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.
8. All exterior windows shall be dark color (black, dark bronze, or similar color
as approved by the Community Development Director) in substantial
conformance to the 9-Unit Exterior Elevations Sheet A-2, prepared by Meco
A/E, dated May 3, 2023, with such further revisions as required by the
Community Development Director.
9. All garage doors shall have clear horizontal windows across the top of the
garage door in substantial conformance to the 9-Unit Exterior Elevations Sheet
A-2, prepared by Meco A/E, dated May 3, 2023, with such further revisions as
required by the Community Development Director.
10. The proposed neighborhood open space with playground equipment and any
other amenities shall be owned and maintained by the owner or operator of the
residential development on the Subject Property.
11. The applicant shall make at least one parking space within the attached garage
for each unit adaptable for Electric Vehicle (EV) charging. For the absence of
doubt,adaptable for EV charging shall mean providing electrical panel capacity
and running the conduit at the time of building construction (wiring not
required)to support the future installation of at least a Level 2 EV charger. This
provision for the number, timing, and installation method of adaptable EV
charging shall supersede any EV provisions within the zoning ordinance, as
they may be amended from time to time.
12. 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.
I. 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.
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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 five (5) feet and seven (7) inches, and
maximum sign surface area of sixty-two (62) 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.
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Section 4. That this ordinance shall be in full force and effect immediately after its passage
in the manner provided by law.
á7A
David J. Kapta'•1. May
Presented: February 14, 2024
Passed: February 14, 2024
Omnibus Vote: Yeas: 6 Nays: 1
Recorded: February 14, 2024
Published: February 14, 2024
Attest: ':cc V
{
imberly Dewis C ler r � .7..'4'"y'
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EXHIBIT A
June 5,2023
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 57-21 and 58-21 an
application by the Burton Foundation,as applicant and property owner,requesting annexation and
a planned development as a map amendment with departures from the Elgin Municipal Code
requirements for: the maximum permitted vehicle use area, a monument graphic, the number of
required replacement trees, the number of principal buildings per one zoning lot, the location of
air conditioning equipment,and any other departures as may be necessary or desirable,to construct
36 townhomes within four 9-unit buildings with rear-loaded garages, private streets, and
alleyways,all at the property commonly referred to as 36W380 Big Timber Road(to be known as
2100 Big Timber Road, if annexed to the City of Elgin).
GENERAL INFORMATION
Petition Number: 57-21 and 58-21
Property Location: 36W380 Big Timber Road
Requested Action: Annexation, Planned Development as a Map Amendment
Current Zoning: F- Farming(unincorporated Kane County)
Proposed Zoning: PMFR Planned Multi Family Residence District
Existing Use: Vacant single-family residence
Proposed Use: Four multi-unit townhome(rowhome)buildings(36 units total) -
Applicant: The Burton Foundation
Owner: The Burton Foundation
Recommendation & Findings of Fact
Petitions 57-21 and 58-21
June 5,2023
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, Draft Annexation Agreement.
and Attachments
F. Draft Ordinances and Resolution
BACKGROUND
The Burton Foundation, as applicant and property owner, is requesting annexation and a planned
development as a map amendment with departures from the Elgin Municipal Code requirements
for: the maximum permitted vehicle use area, a monument graphic, the number of required
replacement trees, the number of principal buildings per one zoning lot, the location of air
conditioning equipment, and any other departures as may be necessary or desirable, to construct
36 townhomes within four 9-unit buildings with rear-loaded garages, private streets, and
alleyways,all at the property commonly referred to as 36W380 Big Timber Road(to be known as
2100 Big Timber Road, if annexed to the City of Elgin).
The 8.6-acre property is located on the north side of Big Timber Road approximately 1,500 feet
east of Randall Road.The property is located in unincorporated Kane County and zoned F Farming
District.The property is improved with one single-family home which is currently vacant. A large
portion of the property is wooded, however the central portion of the property, where the single-
family residence is located,does not have any trees.
The property is surrounded on all sides by the properties located in the City of Elgin.The property
adjacent to the west, zoned PRC Planned Residence Conservation District, is the Spring Oaks
Subdivision improved with 17 mostly duplex units(townhomes)with a density of 5.67 units/acre.
The property adjacent to the east,zoned PMFR Planned Multiple Family Residence District is the
Wynstone Century Oaks townhome subdivision with 43 units and a density of 6.85 units/acre.One
single-family home, zoned TFR Two Family Residence District home and part of Century Oaks
West Unit 7 subdivision, is adjacent to the subject property at the northeast corner. The property
to the north,owned by the City of Elgin, is zoned CF Community Facility District and is home to
Burnidge Woods Park, a largely wooded nature-based area. Further to the north beyond Burnidge
Woods Park is the Advocate Sherman Hospital campus. The properties to the south across Big
Timber Road are part of the Burnidge Big Timber Park light-industrial subdivision and are zoned
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Recommendation & Findings of Fact
Petitions 57-21 and 58-21
June 5,2023
GI General Industrial District. The properties include several one-story office and warehousing
buildings.
No
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Figure 1.Site area map with zoning overlay
Proposal
The Burton Foundation is proposing to construct a 36-unit, townhome development to be known
as Gifford's Crossing.The Burton Foundation is a not-for-profit,affordable housing development
organization established in 1992 and based in Elgin. The Foundation's mission is to create and
preserve high-quality affordable housing for families and seniors of low- and moderate-income.
The Foundation has developed twenty affordable housing developments.
Gifford's Crossing would consist of four, nine-unit townhome buildings with attached garages
accessible from the back. The density of the proposed development, 4.17 units/acre, is less than
that of the Springs Oaks townhome community adjacent to the west (5.67 units/acre) and to the
Wynstone Century Oaks townhome community adjacent to the east (6.85 units/acre). The
proposed density is well below the range of 8-60 units/acre recommended by the Comprehensive
Plan outside of the downtown area.
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Recommendation & Findings of Fact
Petitions 57-21 and 58-2 I
June 5,2023
i _,__ ---____ The two-story
buildings are
_ oriented along a
• -- - , walkable, well
/ e A' •
landscaped central
r
R / street (Crossing
__ _ ` _� \I Drive). Each nine-
',' t `_ /' 7 unit building would
- 1 _ I� I look the same, but
' each unit within the
r , building would have
��� different exterior
. i '�• \� � } t I
L �'„ design elements.
,� • , N. • : , The buildings are
/' : / well designed,
' --___ i ; highly articulated,
� ® ,'/ ; f ,' j and feature a
,' •b i/"/ • ,, i` combination of
, ` i�� 1, .' , '�' / masonry and fiber
I� I, I.
cement siding. Each
�. J -r- unit has a six-foot-
deep front porch and
�( a two-car attached
x '= _ garage accessible
�/ from a private alley
-- ! _.--I''-'''-''----------„..__ / in the rear. Two
''• -sr. / more parking spaces
44 / are available in the
driveway of the
, / garage. 32
additional, on-street
parking spaces are
Figure 2. Proposed Site Plan available for
residents and guests
which represents 4.8
parking spaces per
unit. This amount exceeds the zoning ordinance parking requirement of four parking spaces per
unit(one parking space per 500 square feet of floor area required, with a minimum of two parking
spaces and a maximum of four parking spaces per unit).
-4-
Recommendation & Findings of Fact
Petitions 57-21 and 58-21
June 5,2023
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�ROt,T ELEVATIOl
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REAR ELEVATION
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Figure 3.Proposed elevations for each of the four nine-unit buildings
The unit breakdown includes 13 two-bedroom units, 18 three-bedroom units, and 5 four-bedroom
units,with unit sizes ranging from 1,951 to 2,078 square feet in floor area. Each unit features two
full bathrooms, in-unit washer and dryer, and central air conditioning, among other features. All
units would be fully sprinklered. The community is available for anyone with qualified income.
For a family of four, the maximum income is $66,180 per HUD's 2023 income limits. The rents
will range from$970 for a 2-bedroom townhome to$1,221 for a four-bedroom townhome.
The access to the property is the extension of Jensen Farm Drive north of Big Timber Road,where
it would be known as Crossing Drive.The access driveway is designed as a right-in-right-out only
with a landscape median. The four, nine-unit buildings would face Crossing Drive with front
porches, 5-foot-wide public sidewalks and five-foot wide parkways. The parkways would include
typical street trees one every 40 feet and standard City streetlights. The access to the rear garages
would be from two north-south alleyways parallel to Crossing Drive. The applicant has agreed to
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Recommendation &Findings of Fact
Petitions 57-21 and 58-21
June 5,2023
raise the intersection of Crossing Drive and the first east-west alleyway six inches (table-top
design) to discourage anyone from speeding along Crossing Drive. Crossing Drive would be 26
feet wide with additional 7.5-foot wide on-street parking spaces on both sides of the road. The
alleyways would be between 23 and 26 feet wide.
Crossing Drive and all alleyways would include curb and gutters to contain the stormwater runoff.
All stormwater runoff would be directed to a new stormwater detention facility located in the
southwest corner of the property. The community would include a small neighborhood park with
a playground to be privately owned and maintained. It is expected that the applicant will seek to
satisfy all or a portion of the park land and capital impact fees by the provision of this park. The
applicant will also preserve 144 mature trees along the west, north, and east property lines to
maintain a landscape buffer between adjacent townhome communities. In addition, the applicant
would plant 122 new trees throughout the development.The proposal also includes a reconstructed
public sidewalk and new street trees(one every 40 feet)along Big Timber Road.
The proposed development requires some departures from the zoning ordinance. All requested
departures are summarized in Table 1 and are further described in Planned Development
Departures and Exceptions section of the staff report further below.
Table 1: Proposed Departures for Gifford's Crossing
Site Design Regulation Required/Allowed Proposed
Number of principal 1 4
buildings per lot
115,330 sq. ft. including
private street and alleyways
Vehicle Use Area 25.200 sq. ft. (700 sq. ft. per unit) (296 sq. ft. per unit,
excluding street and
alleyway)
In street yard
Location of air conditioning In side or rear yard (on the south side of the end
equipment unit townhomes facing Big
Timber Rd)
Not permitted if no subdivision
Monument Graphic (one 10-ft high and 80-sq.ft. 5'-6 3/8"high and 61.38 sq.
entrance monument sign allowed ft.
for each subdivision entrance)
532.3 caliper inches based on 366 new caliper inches(122
# of replacement caliper trees)+preservation of
inches number,type,and quality of trees 2,511 existing caliper
removed inches(144 existing trees)
The('c+mmunit) I)e\elopment Department offers the following additional information:
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Recommendation & Findings of Fact
Petitions 57-21 and 58-21
June 5,2023
A. Property History. The 8.6-acre property is located in unincorporated Kane County. The
property is zoned F Farming District and is improved with a single-family home, which is
currently vacant.
B. Surrounding Land Use and Zoning. The property is surrounded on all sides by the
properties located in the City of Elgin. The property adjacent to the west, zoned PRC
Planned Residence Conservation District, is the Spring Oaks Subdivision improved with
17 mostly duplex units (townhomes) with a density of 5.67 units/acre. The property
adjacent to the east, zoned PMFR Planned Multiple Family Residence District is the
Wynstone Century Oaks townhome subdivision with 43 units and a density of 6.85
units/acre. One single-family home,zoned TFR Two Family Residence District home and
part of Century Oaks West Unit 7 subdivision, is adjacent to the subject property at the
northeast corner. The property to the north, owned by the City of Elgin, is zoned CF
Community Facility District and is home to Burnidge Woods Park, a largely wooded
nature-based area. Further to the north beyond Burnidge Woods Park is the Advocate
Sherman Hospital campus.The properties to the south across Big Timber Road are part of
the Burnidge Big Timber Park light-industrial subdivision and are zoned GI General
Industrial District. The properties include several one-story office and warehousing
buildings.
C. Comprehensive Plan. The subject property is designated Single-family Detached by the
City's 2018 Comprehensive Plan because of the existing single-family home on the
property. 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(page 49)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 establish a PMFR Planned Multiple Family
Residence District for the proposed development consistent with the PMFR zoning
adjacent to the east.The purpose of the PMFR zoning district is to provide a planned urban
residential environment for multiple-family dwellings,subject to the provisions of Chapter
19.60 Planned Developments of the zoning ordinance. A PMFR zoning district is most
similar to but departs from the standard requirements of the MFR Zoning District.
-7 -
Recommendation & Findings of Fact
Petitions 57-21 and 58-21
June 5,2023
E. Trend of Development. The subject property is located on the north side of Big Timber
Road approximately 1,500 east of Randall Road. All surrounding properties have already
been annexed to the City of Elgin and have been developed. The Spring Oaks townhome
community adjacent to the west was completed in the late 1980s, while the Wynstone
Century Oaks townhome community adjacent to the east was completed in the late 1990s.
The Burnidge Big Timber Park light-industrial subdivision south of Big Timber Road was
recorded in 1981. The two office buildings facing Big Timber Road part of Burnidge Big
Timber Park subdivision located at the southwest and southeast corners of the Big Timber
Road and Jensen Farm Drive intersection were constructed in 1986 and 1992 respectively.
The Burnidge Woods Park adjacent to the north is expected to remain as a nature-based
open space. With the exception of the two adjacent townhome communities, the trend of
development along Big Timber Road between Randall Road on the west and N. McLean
Boulevard on the east is that of light-industrial buildings and uses, with a few exceptions,
such as the Popeyes restaurant, the Corporate America Family Credit Union office
building,and Elgin Evangelical Free Church.
The Big Timber Metra station is located at the end of Lyle Avenue approximately 1,200
southeasterly of the subject property. As a result, some underutilized properties in
proximity to the Metra transit stop may develop with multi-family residential or mixed-
uses in the future.
FINDINGS
After due notice as required by law, the Planning & Zoning Commission conducted a public
hearing in consideration of Petitions 57-21 and 58-21 on June 5, 2023. Testimony was presented
at the public hearing in support of the application. The Community Development Department
submitted a Development Application Review and Written Findings & Recommendation to the
Planning& Zoning Commission dated June 5,2023.
The Community Development Department and the Planning & Zoning Commission have made
the following findings regarding the application against the standards for map amendments
outlined in § 19.55.030 and standards for planned developments outlined in§ 19.60.040:
STANDARDS FOR MAP AMENDMENTS AND PLANNED DEVELOPMENTS
A. Site Characteristics Standard. The suitability of the subject property for the planned
development with respect to its size, shape, significant natural features including
topography, watercourses and vegetation and existing improvements.
Findings. The subject property is suitable for the intended planned development with
respect to its size, shape, significant features including topography, watercourses,
vegetation, and existing improvements. The 8.6-acre property is currently underutilized
-8 -
Recommendation & Findings of Fact
Petitions 57-21 and 58-21
June 5,2023
being improved with a single-family home despite its location along Big Timber Road,an
arterial corridor in the City. The proposed 36-unit development has a lower density than
the two adjacent townhome communities (5.67 du/acre Spring Oaks development to the
west and 6.85 du/acre Wynstone Century Oaks development to the east).The access to the
site is from the extension of Jansen Farm Drive north of Big Timber Road.
The topography of the site is such that the northeast corner of the property is approximately
25 feet higher than the southeast corner of the property. Approximately 2/3 of the property
drains towards the southwest corner of the property, while the 1/3 drains towards the
southeast corner of the property. All proposed streets and alleyways would contain curbs
and gutters so all stormwater runoff would be directed to the proposed stormwater
detention facility in the southwest corner of the property.
The applicant is proposing to remove a number of trees on site, however all existing trees
along the west, north, and east property lines would be preserved to maintain a natural
buffer between adjacent townhome communities. Most of the trees to be removed are of
poor quality. In addition, the applicant would install 122 new trees, including new street
trees along Big Timber Road.
There are no existing watercourses or property improvements that would have a negative
impact on the proposed development of the property.
B. Sewer and Water Standard. The suitability of the subject property for the planned
development with respect to the availability of adequate Municipal water, wastewater
treatment and stormwater control facilities.
Findings. The subject property is suitable for the intended planned development with
respect to the availability of adequate water, sanitary treatment, and storm water control
facilities. All existing municipal water, sanitary sewer, and stormwater utilities are located
in proximity of the site and have adequate capacity to serve the proposed development.
The applicant would connect to an existing 12-inch water main in Big Timber Road and to
an existing 8-inch water main in Spring Oaks Subdivision adjacent to the west. The new
water main would run along the central Crossing Drive with service connections to each
building. Similarly, a sanitary sewer line would run along the central Crossing Drive with
a connection to an existing sanitary sewer in Big Timber Road.
All on-site streets and alleyways would include curbs and gutters which would direct all
stormwater runoff to the proposed stormwater detention facility in the southwest portion
of the site. The stormwater detention would discharge and connect to an existing 36-inch
storm sewer line in Big Timber Road. All proposed stormwater infrastructure would meet
the requirements of the stormwater ordinance.
C. Traffic and Parking Standard. The suitability of the subject property for the planned
-9-
Recommendation & Findings of Fact
Petitions 57-21 and 58-21
June 5,2023
development with respect to the provision ofsafe and efficient on-site and off-site vehicular
circulation designed to minimize traffic congestion.
I. 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 access to the property would be from the
extension of Jensen Farm Drive north of Big Timber Road. The access driveway is
designed as right-in and right-out only which splits the traffic so that all traffic leaving the
site must travel westbound towards Randall Road,while all traffic coming to the site would
arrive from the east. This design prevents left-turn movements from eastbound Big Timber
Road into the site and prevents left-turn movements out of the site eliminating the most
challenging turning movements.
The applicant has submitted a traffic impact study for the proposed development which
analyzed the existing traffic conditions and the anticipated impact of the 36 proposed
townhomes. The study indicates the proposed development is expected to generate less
than 35 trips (5 in and 30 out of the site) during the morning peak hour and less than 40
trips(25 in and 15 out of the site)during the evening peak hour. Big Timber Road currently
carries approximately 15,400 vehicles daily while Randall Road carries approximately
41,800 vehicles north of Big Timber Road and 48,800 vehicles south of Big Timber Road.
As such the anticipated trips from the proposed development would have a minimal impact
on the capacity of adjacent roadways.
The right-in-right-out access driveway will direct vehicles leaving the development to the
Randall and Big Timber intersection.The study approximates that 65%of vehicles leaving
the site would go northbound on Randall Road, 25% southbound, and 10%westbound on
Big Timber Road past Randall. As such,of the 30 cars leaving the site during the morning
peak hour only a quarter of those (8 cars) would be making a left turn on Randall Road
going southbound. This represents one additional car every 7-8 minutes. As such, the
proposed development would have a negligible impact on the existing Randall Road and
Big Timber Road intersection.
- 10-
Recommendation & Findings of Fact
Petitions 57-21 and 58-21
June 5,2023
Kane County is currently in the process of studying and designing roadway and intersection
improvements on Randall Road from Big Timber Road to 1-90 Tollway. These
improvements are expected to create three through lanes northbound and southbound on
Randall Road along the entire stretch of the corridor, two-left turn lanes on Randall Road
at all intersections for both northbound to westbound, and southbound to eastbound
movements. The improvements are also expected to include a new free-flow eastbound
right-turn lane from Randall Road onto Big Timber Road.
The proposed residential units are required to have one parking space per 500 square feet
of floor area with a minimum of two and a maximum of four parking spaces per unit.With
unit sizes ranging from 1,951 to 2,078 square feet of floor area, each unit is required to
have four parking spaces. The applicant is proposing two attached garage spaces for each
unit,with two more parking spaces in the driveway. 32 additional on-street parking spaces
are proposed for residents and guests. This results in 4.8 parking spaces per unit, which
exceeds the zoning ordinance 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 8.6-acre property is located in unincorporated Kane County. The property is
zoned F Farming District and is improved with a single-family home, which is currently
vacant.
Located between two adjacent townhome communities and close to a Metra transit stop,
the underutilized property is perfectly suited for a townhome development.
E. Surrounding Land Use and Zoning Standard. The suitability of the subject property for
the planned development with respect to consistency and compatibility with surrounding
land use and zoning.
Findings. The property is suitable for the intended planned development with respect to
consistency and compatibility with surrounding land uses and zoning. The property is
surrounded on all sides by the properties located in the City of Elgin.The property adjacent
to the west, zoned PRC Planned Residence Conservation District, is the Spring Oaks
Subdivision improved with 17 mostly duplex units (townhomes) with a density of 5.67
units/acre. The property adjacent to the east, zoned PMFR Planned Multiple Family
Residence District is the Wynstone Century Oaks townhome subdivision with 43 units and
a density of 6.85 units/acre. One single-family home, zoned TFR Two Family Residence
District home and part of Century Oaks West Unit 7 subdivision, is adjacent to the subject
- 11 -
Recommendation & Findings of Fact
Petitions 57-21 and 58-21
June 5, 2023
property at the northeast corner. The property to the north,owned by the City of Elgin, is
zoned CF Community Facility District and is home to Burnidge Woods Park, a largely
wooded nature-based area. Further to the north beyond Burnidge Woods Park is the
Advocate Sherman Hospital campus. The properties to the south across Big Timber Road
are part of the Burnidge Big Timber Park light-industrial subdivision and are zoned GI
General Industrial District. The properties include several one-story office and
warehousing buildings.
F. Trend of Development Standard. The suitability of the subject property for the planned
development with respect to consistency with an existing pattern of development or an
identifiable trend of development in the area.
Findings.The subject property is suited for the intended planned development with respect
to consistency with an existing pattern of development or an identifiable trend of
development in the area. The subject property is located on the north side of Big Timber
Road approximately 1,500 east of Randall Road. All surrounding properties have already
been annexed to the City of Elgin and have been developed. The Spring Oaks townhome
community adjacent to the west was completed in the late 1980s, while the Wynstone
Century Oaks townhome community adjacent to the east was completed in the late 1990s.
The Burnidge Big Timber Park light-industrial subdivision south of Big Timber Road was
recorded in 1981. The two office buildings facing Big Timber Road part of Burnidge Big
Timber Park subdivision located at the southwest and southeast corners of the Big Timber
Road and Jensen Farm Drive intersection were constructed in 1986 and 1992 respectively.
The Burnidge Woods Park adjacent to the north is expected to remain as nature-based open
space. With the exception of the two adjacent townhome communities, the trend of
development along Big Timber Road between Randall Road on the west and N. McLean
Boulevard on the east is that of light-industrial buildings and uses, with a few exceptions,
such as the Popeyes restaurant, the Corporate America Family Credit Union office
building, and Elgin Evangelical Free Church.
It is worth noting that Big Timber Metra station is located at the end of Lyle Avenue
approximately 1,200 southeasterly of the subject property. As a result, some underutilized
properties in the close proximity of the Metra transit stop may develop with multi-family
residential or mixed-uses in the future.
G. Planned Development District Standard: The suitability of the subject property for the
intended planned development district with respect to conformance to the provisions for
the purpose and intent, and the location and size of a zoning district.
Findings. The subject property is suitable for the intended planned development district
with respect to conformance to the provisions for the purpose and intent and the location
and size of a zoning district. The applicant is proposing to establish a PMFR Planned
Multiple Family Residence District for the proposed development consistent with the
- 12 -
Recommendation & Findings of Fact
Petitions 57-21 and 58-21
June 5,2023
PMFR zoning adjacent to the east. The purpose of the PMFR zoning district is to provide
a planned urban residential environment for multiple-family dwellings, subject to the
provisions of Chapter 19.60 Planned Developments of the zoning ordinance. A PMFR
zoning district is most similar to but departs from the standard requirements of the MFR
Zoning District.
H. Comprehensive Plan Standard. The suitability of the subject property for the planned
development with respect to conformance to the goals, objectives, and policies of the
Official Comprehensive Plan
Findings. The subject property is suitable for the intended planned development with
respect to conformance to the goals,objectives,and policies of the Official Comprehensive
Plan. The subject property is designated Single-family Detached on the Future Land Use
map in the City's 2018 Comprehensive Plan, most likely because of the existing single-
family home on the property. The Residential Area Framework Plan designates the
property as Single-Family Attached/Multi-Family. The two townhome communities
adjacent to the west and east, however, are classified on the Future Land Use map and the
Residential Area Framework Plan as Single-family Attached and Multi-family
respectively. The property enjoys great access and visibility from Big Timber Road and is
in proximity to the Metra transit stop. Because of its location away from major commercial
corridors, 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 infill
development with a density less than that of adjacent townhome communities.
ADDITIONAL STANDARDS FOR PLANNED DEVELOPMENTS
Conditional Use for a Planned Development: Where applicable, the suitability of the
subject property for the intended conditional use for a planned development with respect
to the provision for the purpose and intent of planned developments and with respect to the
provisions of section 19.65.010 of the zoning ordinance. No conditional use for a planned
development should be granted for the sole purpose of introducing a land use not otherwise
permitted on the subject property.
Findings. This standard is not applicable. The applicant is not seeking approval of a
planned development as a conditional use.
- 13 -
Recommendation & Findings of Fact
Petitions 57-21 and 58-21
June 5,2023
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 topography of the site is such that the
northeast corner of the property is approximately 25 feet higher than the southeast corner
of the property. Approximately 2/3 of the property drains towards the southwest corner of
the property, while 1/3 drains towards the southeast corner of the property. All proposed
streets and alleyways would contain curbs and gutters so all stormwater runoff would be
directed to the proposed stormwater detention facility in the southwest corner of the
property.
The applicant is proposing to remove a number of trees on site,however,all existing trees
along the west, north, and east property lines would be preserved to maintain a natural
buffer between adjacent townhome communities. Most of the trees to be removed are of
poor quality. In addition, the applicant would install 122 new trees, including new street
trees along Big Timber Road.
There are no existing watercourses or property improvements that would have a negative
impact on the proposed development of the property.
K. Internal Land Use. The suitability of the subject property for the intended planned
development with respect to the land uses permitted within the development being located,
designed, and operated so as to exercise no undue detrimental influence on each other or
on surrounding property.
Findings. The subject property is suitable for the intended planned development with
respect to the land uses permitted within the development being located, designed, and
operated so as to exercise no undue detrimental influence on each other or on surrounding
properties.The proposed development represents a desirable infill townhome development
with a density that is less than that of adjacent townhome communities. The proposed
development would have only one access driveway to Big Timber Road with no cross
access to other surrounding properties. The access driveway is designed as right-in-right-
out only to minimize the traffic impact of the proposed development. The applicant is
proposing to remove a number of trees on site,but all existing trees along the west, north,
and east property lines would be preserved to maintain a natural buffer between adjacent
townhome communities. Most of the trees to be removed are of poor quality.The proposed
development would not have any undue detrimental effects on surrounding properties and
uses.
PLANNED DEVELOPMENT DEPARTURES AND EXCEPTIONS
- 14 -
Recommendation & Findings of Fact
Petitions 57-21 and 58-21
June 5,2023
The applicant is requesting the following departures from the requirements of the zoning
ordinance:
1. Section 19.12.300, "Zoning Lots; Clarifications and Exceptions". One principal
building is permitted per zoning lot. The applicant is proposing four. nine-unit townhome
buildings.
2. Section 19.12.735, "Site Design". The maximum permitted vehicle use area for the
proposed development is 25,200 square feet (700 square feet per dwelling unit). The
applicant is proposing 115,330 square feet of vehicle use area (3,203 square feet per
dwelling unit).
3. Section 19.12.600, "Obstructions in Yards". Air conditioning equipment is permitted in
side or rear yards only.The applicant is proposing to install the air conditioning equipment
on the sides of the nine-unit townhome buildings. As such, some of the air conditioning
equipment is located on the side of the two southern buildings, which is technically the
property's street yard along Big Timber Road.
4. 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 a 5'-6 3/8" high and 61.38-square foot
monument sign at the entrance into the development.
5. Section 19.16.050, "Removal and Replacement Standards". Based on the number,
species, and condition of trees to be removed, the applicant is required to install 532.3
caliper inches of trees. The applicant is proposing to install 366 new caliper inches (122
new trees)and preserve 2,511 existing caliper inches(144 existing trees to remain).
Staff finds the proposed departures are appropriate and necessary for the construction of a
desirable infill development on an underutilized property.
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 offered for sale.
As a result,multiple principal buildings are located on one existing parcel,rather than each
townhome on its own parcel.
Similarly, because the applicant is not proposing a subdivision, the main central street
(Crossing Drive) and all alleyways are designed as private roadways, and as such count
towards the proposed vehicle use area on the subject property.If all roadways were publicly
dedicated, which is typically done within a subdivision, the proposed development only
- 15 -
Recommendation & Findings of Fact
Petitions 57-21 and 58-21
June 5,2023
includes 296 square feet of vehicle use area per dwelling unit. This would be well within
the maximum permitted 700 square feet of vehicle use area for similar owner-occupied
residential developments.
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 building and each townhome unit sits on its own parcel, the proposed air
conditioning units would be located in the side yard of the building. 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 of the property facing Big Timber
Road.
Similarly, because the applicant is not proposing a subdivision, an entrance monument
graphic is not permitted. The proposed 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 proposed development would result in the removal of a number of existing trees on
the property. However, most of the trees to be removed are of poor quality. The applicant
has agreed to design the proposed development with a compact layout in the east-central
portion of the site. All trees along the west, north, and east sides of the property would be
preserved to maintain a natural buffer between adjacent townhome communities. While
532.3 caliper inches of trees are required to be replaced, the proposed plan would save
2,511 total caliper inches on site. The applicant would install another 366 caliper inches
(122 new trees)as part of the proposed development.
The requested departures are appropriate to achieve an efficient site layout with minimum
impact on surrounding properties and represent the minimum deviations necessary from
the underlying zoning regulations.
RECOMMENDATION
The Community Development Department and the Planning & Zoning Commission recommend
approval of Petitions 57-21 and 58-21 subject to the following conditions:
1. Substantial conformance to the Development Application submitted by The Burton
Foundation, as applicant and property owner, received November 3,2021, and supporting
documents including:
a. Undated Proposed Gifford's Crossing Development 36W380 Big Timber Road,
Elgin, Illinois 60123 Purpose and Conformance, received May 31, 2023;
b. ALTA/NSPS Title Survey, prepared by TFW Surveying and Mapping Inc., dated
- 16-
Recommendation & Findings of Fact
Petitions 57-21 and 58-21
June 5, 2023
March 6,2023;
c. Plat of Annexation to the City of Elgin Kane County, Illinois, prepared by TFW
Surveying and Mapping Inc.,dated October 1,2021,with such further revisions as
required by the City Engineer;
d. Four-page tree preservation plans, including Sheets L 0.1, L 0.2, L 0.3, and L 0.4,
prepared by Huff& Huff, Inc., dated May 3, 2023, with such further revisions as
required by the Community Development Director;
e. Site Landscape Plan Sheet L 1.0,prepared by Huff&Huff,Inc.,dated May 3,2023,
with such further revisions as required by the Community Development Director;
f. Four-page Foundation Planting Plans,including Sheets L2.1,L2.2,L2.3,and L2.4,
prepared by Huff& Huff, Inc., dated May 3, 2023, with such further revisions as
required by the Community Development Director;
g. Hardscape Detail Plan, Sheet L5.0, prepared by Huff& Huff, Inc., dated May 3,
2023, with such further revisions as required by the Community Development
Director;
h. Plant Lists and Notes, Sheet L5.0, prepared by Huff& Huff, Inc., dated May 3,
2023, with such further revisions as required by the Community Development
Director;
i. Gifford's Crossing Preliminary Engineering 36W380 Big Timber Road, Elgin,
Illinois 601234 plans, prepared by TFW Surveying and Mapping Inc., dated last
revised May 15,2023,with such further revisions as required by the City Engineer;
j. Renderings, Sheet A-1, prepared by Meco A/E, dated March 16, 2023, with such
further revisions as required by the Community Development Director;
k. 9-Unit Exterior Elevations, prepared by Meco A/E, dated May 3, 2023, with such
further revisions as required by the Community Development Director;
1. Six-page architectural plans titled Burton Foundation Gifford Crossing Elgin,
Illinois,consisting of Sheets A-1,A-2, A-3, A-4, A-5, and A-6, prepared by Meco
A/E, dated March 21, 2022, last revised May 9, 2023, with such further revisions
as required by the Community Development Director; and
m. Monument Sign plan, Sheet MS1, prepared by Meco A/E, dated March 21, 2022,
last revised May 3,2023,with such further revisions as required by the Community
Development Director.
In the event of any conflict between such documents and the terms of this ordinance or
other applicable city ordinances, the terms of this ordinance or other applicable city
ordinances shall supersede and control.
2. A departure is hereby granted to allow the construction of four principal buildings on the
Subject Property.
3. A departure is hereby granted to allow the construction of the proposed 36-unit townhome
development with a maximum of 115,330 square feet of vehicle use area.
- 17-
Recommendation & Findings of Fact
Petitions 57-21 and 58-2 I
June 5,2023
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 one monument graphic with the
maximum height of five(5) feet and seven (7) inches, and maximum sign surface area of
sixty-two(62)square feet for the proposed development.
6. A departure is hereby granted to allow the removal and replacement of trees on the Subject
Property in substantial conformance to the four-page tree preservation plans consisting of
Sheets L 0.1, L 0.2, L 0.3, and L 0.4, prepared by Huff& Huff, Inc., dated May 3, 2023,
with such further revisions as required by the Community Development Director.
7. 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 any exterior
building-mounted light fixtures.
8. 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.
9. All exterior windows shall be dark color(black,dark bronze,or similar color as approved
by the Community Development Director) in substantial conformance to the 9-Unit
Exterior Elevations Sheet A-2, prepared by Meco A/E, dated May 3, 2023, with such
further revisions as required by the Community Development Director.
10. All garage doors shall have clear horizontal windows across the top of the garage door in
substantial conformance with the 9-Unit Exterior Elevations Sheet A-2,prepared by Meco
A/E, dated May 3, 2023, with such further revisions as required by the Community
Development Director.
11. The proposed neighborhood open space with playground equipment and any other
amenities shall be owned and maintained by the owner or operator of the residential
development on the Subject Property.
12. Compliance with all applicable codes and ordinances.
13. The proposed right-in-right-out access driveway shall be changed to a full access driveway.
The vote of the Planning&Zoning Commission on the motion to recommend approval,subject to
the conditions outlined by the Community Development Department, was four(4) yes, zero (0)
no, and zero(0)abstentions.Three members were absent.
- 18 -
Recommendation & Findings of Fact
Petitions 57-21 and 58-21
June 5,2023
Respectfully Submitted,
s/Jav Cox
Jay Cox,Chairman
Planning&Zoning Commission
s/Damir Latinovic
Damir Latinovic, AICP; Secretary
Planning&Zoning Commission
- 19-
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EXHIBITA Aerial/Location Map N
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0 100 200 400 600 800
Map prepared by City of Elgin Feet
Department of Community Development
4 Banks Dr
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Subject Property I
Petition 57-21 &58-21 RCC1
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PRC D TFR
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Legend 4m
ORC1 Residence Conservation 1 �r\
ORC2 Residence Conservation 2
'RC3 Residence Conservation 3 'O
QPRC Planned Residence Conservation
OSFR1 Single Family Residence 1
OPSFR1 Planned Single Family Residence 1 ■tilarikl
OSFR2 Single Family Residence 2
QPSFR2 Planned Singe Family Residence 2 ,
QTRF Two Family Residence
OPTRF Planned Two Family Residence
OMFR Multiple Family Residence
OPMFR Planned Mulbple Family Residence 4
ORB Residence Business . -. r!-va ,
OPRB Planned Residential Business - , e~/Q
DINB Neighborhood Business O'GE PNB Planned Neighborhood Business r`{� P N B
-AB Area Business I�C"IiJI
-PAB Planned Area Business
-CC1 Center City 1
-CC2 Center City 2
-PCC Planned Center City
MIOM Research industrial ,6
-PORI Planned Office Research Industrial
-GI General industrial - v.
MIPGI Planned General Industrial ..e...%
MICI Commercial Industnai �,It
-CF Community Facility 1/>
PCF Planned Community Facility 'l- orr
EXHIBIT B Zoning Map "
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Map prepared by City of Elgin 0 50 100 200 300 400eet
Department of Community Development
Subject Property
2100 Big Timber Rd.
Petition 57-21 &58-21
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EXHIBIT C Parcel Map
City of Elgin 0 25 50 100 150 200
Department of Community Development Feet
EXHIBIT D
SITE LOCATION
36W380 Big Timber Road
Petitions 57-21 and 58-21
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Site area map with zoning overlay
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View of the property from Big Timber Road
EXHIBIT D
SITE LOCATION
36W380 Big Timber Road
Petitions 57-21 and 58-21
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Bird's eye view looking north
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Bird's eye view looking south