G61-07 Ordinance No. G61-07
AN ORDINANCE
RECLASSIFYING PROPERTY FROM CF COMMUNITY FACILITY DISTRICT
AND RC3 RESIDENCE CONSERVATION DISTRICT TO
PRC PLANNED RESIDENCE CONSERVATION DISTRICT
(111 North Channing Street, 468 Division Street and a Portion of 472 Division Street)
WHEREAS, written application has been made to reclassify certain property located at
111 North Channing Street, 468 Division Street and a portion of 472 Division Street from CF
Community Facility District and RC3 Residence Conservation District to PRC Planned Residence
Conservation District; and
WHEREAS, the Planning and Development Commission has conducted a public hearing
concerning said application; and
WHEREAS, the Planning and Development Commission on a motion to recommend
approval on said application voted 2-2 thereby resulting in a recommendation of denial of said
application; and
WHEREAS, the Community Development Group has submitted written findings on said
application and a recommendation that the application be granted and the subject property be
reclassified; and
WHEREAS, the City Council has reviewed the findings and recommendation of the
Community Development Group and concurs in such recommendations.
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 made by
the Community Development Group in the Map Amendment Review, dated October 18, 2007, a
copy of which is attached hereto and made a part hereof by reference as Exhibit A.
Section 2. That Chapter 19.08, Section 19.08.020 entitled 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 PRC Planned Residence Conservation District
the following described property:
Lots 1-11 and Lot 12 (except the east 10 feet) and the vacated Wauchope Court of
Roy C. Wauchope's Subdivision, being a subdivision of part of the County Clerk's
i-.
Subdivision of E. H. Hotchkiss Addition to the City of Elgin, in the City of Elgin,
Kane County, Illinois (Property commonly known as 111 North Charming Street).
The east 10 feet of lot 12 and all of lot 13 in Roy C. Wauchope's Subdivision,being
a subdivision of part of Lot "A" of the County Clerk's Subdivision of E. H.
Hotchkiss Addition, in Elgin Township, Kane County, Illinois (Property commonly
known as 468 Division Street).
The north 40 feet of that part of E. H. Hotchkiss Addition to Elgin, described as
follows: beginning at the point of intersection of the North Line of Division Street
with the west line of Hilton Place Addition to Elgin; thence north along the west
line of said Hilton Place Addition 165 feet; thence west parallel with the north line
of said Division Street 66 feet; thence south parallel with the west line of said Hilton
Place Addition 165 feet to the north line of Division Street; thence east along said
north line 66 feet to the point of beginning, in the City of Elgin, Kane County,
Illinois(Property commonly known as a portion of 472 Division Street).
Section 3. That the City Council of the City of Elgin hereby grants the rezoning from CF
Community Facility District and RC3 residence Conservation District to PRC Planned Residence
Conservation District for the property commonly known as 111 North Channing Street,
468 Division Street and a portion of 472 Division Street, and legally described above, which shall
be designed,developed, and operated subject to the following provisions:
elibk A. Purpose and Intent. The purpose of the residence conservation districts is to provide for
the conservation of the urban residential environment of the mature residential
neighborhoods of the city, which developed under significantly different regulations than
the current regulations for new residential development.
In general, the purpose and intent of the provision for planned developments is to
accommodate unique development situations.
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 PRC 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 may be amended.
D. Zoning Districts - Generally. In this PRC Planned Residence Conservation District, the
use and development of land and structures shall be subject to the provisions of Chapter
19.07,Zoning Districts, as may be amended.
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r. E. Land Use. In this PRC Planned Residence Conservation District, 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], in this PRC Planned Residence
Conservation District:
1. Residences Division:
"Residential garage sales" [SR] (UNCL).
"Residential occupations" [SR] (UNCL).
"Residential parking areas" [SR] (UNCL).
"Residential storage" [SR] (UNCL).
"Singe-Family detached dwellings" [SR] (UNCL).
2. Municipal Services Division:
Public parks, recreation, open space (UNCL) on a"zoning lot" [SR] containing less
than two (2) acres of land.
3. Finance,Insurance, and Real Estate Division:
"Development sales office" [SR] (UNCL).
4. Intentionally Omitted.
5. Construction Division:
"Contractor's office and equipment areas" [SR] (UNCL).
6. Transportation, Communication and Utilities Division:
"Radio and television antennas" [SR] (UNCL).
"Satellite dish antennas" [SR] (UNCL).
"Treatment, transmission, and distribution facilities: poles, wires, cables,
conduits, laterals, vaults, pipes, mains, and valves" [SR] (UNCL).
7. Miscellaneous Uses Division:
"Accessory uses" [SR] (UNCL)to the permitted uses allowed in this PRC Planned
Residence Conservation District, subject to the provisions of Section 19.10.400 of
the Elgin Municipal Code, as amended.
rik "Fences and walls" [SR] (UNCL).
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"Refuse collection area" [SR].
"Signs" [SR] (UNCL), subject to the provisions of Chapter 19.50 of the Elgin
Municipal Code, as amended.
"Temporary uses" [SR] (UNCL).
In this PRC Planned Residence Conservation District, 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, 1976, as amended. The following enumerated "land uses" [SR] shall be
the only land uses allowed as a "conditional use" [SR] in this PRC Planned Residence
Conservation District:
1. Residences Division:
"Conditional residential occupations" [SR] (UNCL).
2. Municipal Services Division:
"Municipal facilities" [SR] (UNCL) on a zoning lot containing less than two (2)
acres of land.
3. Intentionally Omitted.
4. Miscellaneous Uses Division:
"Accessory uses" [SR] (UNCL)to the conditional uses allowed in this PRC Planned
Residence Conservation District, subject to the provisions of Section 19.10.400 of
the Elgin Municipal Code, as amended.
F. Site Design. In this PRC Planned Residence Conservation District, 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. The development of land and structures
shall be in substantial conformance with the following:
1. Substantial conformance to the Statement of Purpose and Conformance,
submitted by the applicant, represented by Jerome W. Pinderski, Jr., of
Pinderski & Pinderski, Ltd., undated.
2. Substantial Conformance to the Plat of Subdivision prepared by Land Surveying
Services, Inc, dated October 15, 2007.
3. Substantial conformance to the Dimensioned Site Plan prepared by BSB Design,
dated August 8, 2007 and last revised on October 11, 2007.
4. Substantial conformance to the Site landscape Plans, Sheets L1.1 and L1.2,
prepared by BSB Design, dated August 8, 2007 and last revised on October 11,
2007.
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5. Substantial conformance to the preliminary engineering drawings prepared by
Seton Engineering titled "Proposed Improvements for Channing Square, Elgin
Illinois," Sheets C.1-C.12, dated June 10, 2007, and last revised on October 10,
2007.
6. Substantial conformance to the building plans and elevations, sections, and details
for Concepts 1-3, and garage plans, elevations and sections, prepared by BSB
Design, dated May 29, 2007, and last revised on August 17, 2007.
7. Compliance with all other applicable codes and ordinances.
G. Off Street Parking. In this PRC Planned Residence Conservation District, off street
parking shall be subject to the provisions of Chapter 19.45, Off Street Parking, of the Elgin
Municipal Code, as may be amended.
H. Off Street Loading. In this PRC Planned Residence Conservation District, off street
loading shall be subject to the provisions of Chapter 19.47, Off Street Loading, as may be
amended from time to time.
Signs. In this PRC Planned Residence Conservation District, signs shall be subject to the
provisions of Chapter 19.50, Signs, as may be amended from time to time.
rink J. Planned Developments. In this PRC Planned Residence Conservation District,the use and
development of the land and structures shall be subject to the provisions of Chapter 19.60,
Planned Developments, as may be amended. A conditional use for a planned development
may be requested by an individual lot or property owner for a zoning lot without requiring
an amendment to this PRC zoning district and without necessitating that all other property
owners authorize such an application.
K. Conditional Uses. In this PRC Planned Residence Conservation District, application for
conditional uses shall be subject to the provisions of Chapter 19.65, Conditional Uses, as
may be amended. A conditional use may be requested by an individual property owner for a
zoning lot without requiring an amendment to this PRC zoning district and without
necessitating that all other property owners authorize such an application.
L. Variations. In this PRC Planned Residence Conservation District, application for variation
shall be subject to the provisions of Chapter 19.70, Variations, as may be amended. A
variation may be requested by an individual property owner for a zoning lot without
requiring an amendment to this PRC zoning district and without necessitating that all other
property owners authorize such an application.
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M. 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, as may be amended from time to time.
Section 4. That this ordinance shall be in full force and effect immediately after its passage
in the manner provided by law.
Ed Schock, Mayor
Presented: October 24, 2007
Passed: October 24, 2007
Vote: Yeas: 5 Nays: 2
Recorded: October 25, 2007
Published:
Attest:
Diane Robertson, Ci Clerk
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October 18, 2007
MAP AMENDMENT REVIEW
Community Development Group City of Elgin,Illinois
SUBJECT
Consideration of Petition 59-07 Requesting Approval of a Map Amendment from CF Community
Facility District and RC3 Residence Conservation District to PRC Planned Residence Conservation
District, and Final Plat Approval, for a Residential Subdivision to be known as Channing Square;
Property Located at 111 North Channing Street, 468 Division Street and a portion of 472 Division
Street,by Channing Square, LLC., as Applicant and City of Elgin.
GENERAL INFORMATION
Requested Action: Map Amendment
Final Plat Approval
Current Zoning: CF Community Facility District
RC3 Residence Conservation District
Historic Preservation District
Proposed Zoning: PRC Planned Residence Conservation District
Historic Preservation District
Intended Use: Detached Single Family Residences
Property Location: 111 North Charming Street, 468 and 472 Division Street
Applicant: Channing Square, LLC.
Owner: City of Elgin
Staff Coordinator: Sarosh Saher, Urban Design &Preservation Specialist
LIST OF EXHIBITS
A. Location Map (see attached)
B. Zoning Map (see attached)
C. Parcel Map (see attached)
EXHIBIT A
Map Amendment Review Community Development Group
Petition 59-07 October 18, 2007
D. Aerial Map (see attached)
E. Environmental Map (see attached)
F. Site Photos (see attached)
G. Statement of Purpose and Development Plan (see enclosed)
H. Draft PRC ordinance (see enclosed)
I. Related Correspondence (see enclosed)
BACKGROUND
An application has been filed by Channing Square,LLC.,requesting approval of a map amendment
from CF Community Facility District and RC3 Residence Conservation District to PRC Planned
Residence Conservation District, and final plat approval. The property is located at 111 North
Channing Street, 468 and 472 Division Street.
rib The subject property is currently vacant. The applicant is proposing to rezone and subdivide the
approximately 2.98 acre site to allow for its development as a residential subdivision to be known as
Charming Square. The development will comprise of 13 single family lots ranging in size from 4,747
square feet to 9,169 square feet and an average lot size of 6,444 square feet.
The subject property is located within the Elgin Historic District designated in 1981 which requires
that all new construction, alteration and demolition conform to the Elgin Design Guidelines for
Landmark and Historic Districts.
GENERAL FINDINGS
The Community Development Group has made the following findings concerning the standards for
planned developments:
A. Site Characteristics Standard. The suitability of the subject property for the intended
zoning district with respect to its size, shape, significant natural features (including
topography, watercourse and vegetation), and existing improvements.
Findings. The subject property is suitable for the intended zoning district with respect to the
site characteristics standard.
The subject property contains approximately 2.98 acres and is located at the northeast corner
of North Charming and Division Streets. The entire property is currently unimproved,with
the exception of the lot on the southeast portion which contains a single family residence.A
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Map Amendment Review Community Development Group
Petition 59-07 October 18, 2007
concrete retaining wall runs along the west lot line of the house with a row of trees adjacent
to it. The house, retaining wall and trees are proposed to be removed to allow for the
development of the site. Topography on the site ranges from a high point of 780 feet near at
the southeast corner of the property,and a low of 760 feet at the southwest corner of the site,
for a maximum relief of 20 feet.
B. Sewer and Water Standard. The suitability of the subject property for the intended zoning
district with respect to the availability of adequate municipal water, wastewater treatment,
and storm water control facilities.
Findings. The subject property is suitable for the intended zoning district with respect to the
sewer and water standard.
The applicant intends to connect to municipal sanitary sewer and water mains that are
currently present at the subject property. Stormwater management will conform with the
Elgin and Kane County stormwater management ordinances.
C. Traffic and Parking Standard. The suitability of the subject property for the intended
zoning district with respect to the provision of safe and efficient on-site and off-site vehicular
circulation designed to minimize traffic congestion.
Findings. The subject property is suitable for the intended zoning district with respect to the
traffic and parking standard.
The subject property has frontage along North Charming Street and Division Street,both of
which are local streets serving the residential areas on the east side of Elgin.
Primary access to the property will be provided at North Charming Street and Division Street.
Additional access will be provided through a private alley that extends to North Street which
runs approximately 150 feet north of the subject property.
The property at 472 Division Street located immediately east of the subject property
maintains a vehicular cross access easement through the subject property. Access to the
property will continue to be provided after development of the site.
Parking on the property will be provided within garages that are proposed to be located at the
rear of each lot from the private alleys that are proposed to run along the rear or side of each
lot.Two lots will have access from driveways located at the street.A total of 9 of 13 lots will
comply with the off street parking requirements.
D. Zoning History Standard. The suitability of the subject property for the intended zoning
district with respect to the length of time the property has remained undeveloped or unused in
its current zoning district.
Findings. The subject property is suitable for the intended zoning district with respect to the
length of time the property has remained undeveloped or unused in its current zoning district.
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Map Amendment Review Community Development Group
Petition 59-07 October 18, 2007
The subject property has been zoned as follows for the years listed:
1927 B Residential District
1950 C Residential District
1960 D Commercial District
C Residential District
1962 B1 Retail Business District
R4 General Residence District
1992 B1 Retail Business District
R4 General Residence District
Present CF Community facility District
RC3 Residence Conservation District
HP Historic Preservation District
The subject property was added to the City of Elgin as part of the Edward H. Hotchkiss
Addition in 1854 and was improved with a single family home for Richard N. and Ellen
Botsford. The property was rezoned to D Commercial District in 1961 to allow for the
construction of the Elgin YMCA Building. The YMCA building was demolished in 2006
following acquisition of the property by the City of Elgin.
E. Surrounding Land Use and Zoning Standard. The suitability of the subject property for
the intended zoning district with respect to consistency and compatibility with surrounding
land use and zoning.
Findings. The subject property is suitable for the intended zoning district with respect to
consistency and compatibility with surrounding land use and zoning.
The subject property is located in the RC3 Residence Conservation District,which contains
single family and multiple family dwellings.
F. Trend of Development Standard. The suitability of the subject property for the intended
zoning district with respect to consistency with an existing pattern of development or an
identifiable trend of development in the area.
Findings. The subject property is suitable for the intended zoning district with respect to
consistency with an existing pattern of development or an identifiable trend within the area.
The subject property is located within a mature residential neighborhood. Additionally,the
neighborhood is designated as an Historic Preservation District.
G. Planned Development Districts Standard. The suitability of the subject property for the
intended zoning district with respect to conformance to the provisions for the purpose and
intent, and the location and size of a zoning district.
The purpose of the PRC Planned Residence Conservation District is to conserve the urban
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Map Amendment Review Community Development Group
Petition 59-07 October 18, 2007
residential environment of planned developments granted prior to the effective date of this title.
A PRC Planned Residence Conservation District should be located only if the subject
property to be mapped adjoins any existing residence conservation district along the entire
length of at least two(2)of its sides encompassing the entire lengths of northerly,southerly,
westerly or easterly property lines. The amount of land necessary to constitute a separate
PRC zoning district exclusive of rights of way,but including adjoining land or land directly
opposite a right of way shall not be less than two acres. No departure from the required
minimum size of a PRC Planned Residence Conservation District shall be granted by the
City Council.
The purpose of the HP Historic Preservation District is to promote and to facilitate the
provisions of Title 20, Designation and Preservation of Historically and Architecturally
Significant Property. The HP zoning district is an overlay zoning district,and accordingly,the
property located within such a district shall also be subject to the regulations of the underlying
zoning district in which it is located.
In general, the purpose and intent of the provision for planned developments is to
accommodate unique development situations. For planned development districts, the
planned development should demonstrate the following characteristics:
1. An opportunity to realize a development of demonstrated need with respect to the
types of environment available to the public that would not be possible under the
strict application of the other chapters of this title.
2. A creative approach to the use of land and related improvements resulting in better
design and construction of aesthetic amenities.
3. The preservation of significant natural features including topography,watercourses,
wetlands, and vegetation.
Findings. The subject property is suitable for the intended zoning district with respect to
conformance to the provision for the purpose and intent, and the location and size of a PRC
Planned Residence Conservation District.
The layout of the subdivision will be such that the orientation of the homes to be built on the
lots along North Channing and Division Streets will reflect the character of the existing lots
across the street.A 12,555 square foot private park is proposed to be located at the southwest
corner of the site. The park will be improved with formal landscaping, an ornamental fence
and a pavilion for the use of the residents of the subdivision.
The single family homes proposed for the subdivision comprise of three different plan
concepts consisting of three elevations each for a total of nine elevations. The elevations
have been designed using architectural features, elements and textures that are prevalent in
the Elgin Historic District and older established neighborhoods of the community.
Significant features of the homes include ample porches on the front or wrapped around to
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Map Amendment Review Community Development Group
Petition 59-07 October 18, 2007
the side, gable or hipped roofs, externally located chimneys constructed in brick, bay
windows on primary elevations,and architectural features such as ornamental brackets in the
eaves,soffits,fascia,corner boards and trim around the windows.The materials proposed to
be used will consist of cement fiber board siding with composite wood trim,and ornamental
features.
The garages will be located towards the rear of each lot with access provided from a private
alley or driveway. The structures will be designed using the same materials, textures and
colors as the homes.
Landscaping within the subdivision is proposed to be provided in the form of street trees
located along the public rights-of-way and foundation plantings for each of the homes
proposed within the development. The private park will contain landscaping in the form of
artistic groupings of trees and plant material surrounding the pavilion.A row of trees will be
planted to screen each of the adjacent homes from the park.
A new retaining wall approximately 10 feet in height will be constructed along the
southeastern boundary of the subdivision. The wall will be terraced and provided with
landscape material to reduce its impact.
Departures are being requested from the requirements of the zoning ordinance.
H. Comprehensive Plan Standard. The suitability of the subject property for the intended
zoning district with respect to conformance to the goals, objectives, and policies of the
official comprehensive plan.
Findings. The subject property is suitable for the intended zoning district with respect to the
Comprehensive Plan Standard.
The subject property is designated as "Urban/Traditional Residential (2.1-8.7 dwelling
units/acre)" on the Land Use exhibit in the Elgin Comprehensive Plan and Design
Guidelines. The Urban/Traditional Residential designation is suitable for any area where
urban density land use, including detached and attached single family homes, and higher
density multiple family dwellings exists or is desired.These areas generally include that part
of the community that developed between the 1850's and early 1960's, but are also
recommended around the mixed use centers and along the transportation corridors.
Appropriate locations offer neighborhood access to local,collector and arterial roads,access
to water and sanitary sewer systems,and proximity to public safety services.The provision of
park and open space is encouraged to provide opportunities for recreation and access to
bicycle and pedestrian trail networks. Other uses allowed in this category may include
neighborhood commercial centers,churches,and schools in locations deemed appropriate by
the City.
The density of the proposed development is 4.36 dwelling units/acre. The single family
homes are proposed to be marketed at price points between $275,000 and $325,000 per
home.
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Map Amendment Review Community Development Group
Petition 59-07 October 18, 2007
I. 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 Natural Preservation Standard.
The subject property contains a few trees along the northern property line and along the
eastern portion of the property. The applicant is proposing to incorporate the trees along the
northern property line, but will replace the trees along the eastern property line with new
quality landscape material.
J. Internal Land Use Standard. 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 internal land use standard.
rik No evidence has been submitted or found that the proposed planned development will be
located,designed,or operated in a manner that will exercise undue detrimental influence on
itself or surrounding property.
PLANNED DEVELOPMENT DEPARTURES AND EXCEPTIONS
A planned development may be granted certain departures from the normal standards,regulations,
requirements, and procedures of the Elgin Zoning and Subdivision Ordinances. This planned
development is proposed to be zoned PRC Planned residence Conservation District. The applicant is
requesting certain departures from the normal standards,regulations,and requirements of the zoning
ordinance. For the purposes of this section, the most similar zoning district is the RC3 residence
Conservation District.
The applicant is requesting the following departures from the PRC planned residence Conservation
District Ordinance:
1. Section 19.20.635.B. Lot Area. In the RC3 district, the minimum zoning lot area
per single family dwelling is 6,000 square feet. The applicant is proposing a
minimum lot area of 4,727 square feet.
1.1.► 2. Section 19.20.635.C.Lot Width.In the RC3 district the minimum required lot width
is 48 feet. The applicant is proposing a minimum lot width of 45 feet.
3. Section 19.20.635.E.1. Street Setbacks. In the RC3 district,the minimum required
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Map Amendment Review Community Development Group
Petition 59-07 October 18, 2007
building setback from a street lot line is 20 feet.The applicant is proposing a building
setback of 15 feet for homes located along Division Street.
4. Section 19.45.070. Required Number of Parking Stalls. In the RC3 District the
minimum required number of off-street parking stalls is 1 stall per 500 square feet of
floor for a requirement of 4 stalls for each of the dwelling units. The applicant is
proposing a minimum of 2 stalls per dwelling unit located within garages on four lots
within the subdivision.
5. Section 19.45.120.B. Size of Driveways for Dwellings: In the RC3 District, the
maximum width of a driveway located within the street yard is 10 feet.The applicant
is proposing a maximum driveway width of 20 feet within the street yard.
6. Section 18.24.020. Street Specifications. The minimum right-of-way width for a
minor street is 60 feet and a minimum center line turning radius of 200 feet. The
applicant is proposing a minimum right-of-way width of 50 feet and a minimum
center line turning radius of 65 feet for the minor street designated as "Botsford
Place."
7. Section 18.28.050. Streets. The minimum pavement width(back to back of curb or
gutters)for minor streets is 30 feet.The applicant is proposing a minimum pavement
width of 27 feet.
SUMMARY OF FINDINGS, UNRESOLVED ISSUES AND ALTERNATIVES
The Community Development Group has developed or identified the following findings,unresolved
issues and alternatives:
A. Summary of Findings
1. Planned Development District Standard: The homes have been designed using
architectural features, elements and textures that are prevalent in the Elgin Historic
District and older established neighborhoods of the community. Significant features
of the homes include ample porches on the front or wrapped around to the side,gable
or hipped roofs, externally located chimneys constructed in brick, bay windows on
primary elevations, and architectural features such as ornamental brackets in the
eaves, soffits, fascia, corner boards and trim around the windows. The materials
proposed to be used will consist of cement fiber board siding with composite wood
trim and ornamental features. A 12,555 square foot private park is proposed to be
located at the southwest corner of the site. The park will be improved with formal
landscaping, an ornamental fence and a pavilion for the use of the residents of the
subdivision. The Community Development Group finds that the proposed planned
development conforms to the purpose and intent of planned developments as
contemplated under Section 19.60.190A. The Community Development Group
further finds that the proposed planned development conforms to the standards for
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Map Amendment Review Community Development Group
Petition 59-07 October 18, 2007
planned developments as contemplated in Section 19.60.190A. The Community
Development Group further finds that the extent to which the proposed planned
development departs from the zoning and subdivision regulations otherwise
applicable to the subject property as outlined in this map amendment review and the
reasons therefore are deemed to be in the public interest as contemplated in
Section 19.60.190A.
2. Comprehensive Plan Standard: The subject property is designated as
"Urban/Traditional Residential(2.1-8.7 dwelling units/acre)"on the Land Use exhibit
in the Elgin Comprehensive Plan and Design Guidelines. The Urban/Traditional
Residential designation is suitable for any area where urban density land use,
including detached and attached single family homes, and higher density multiple
family dwellings exists or is desired. These areas generally include that part of the
community that developed between the 1850's and early 1960's, but are also
recommended around the mixed use centers and along the transportation corridors.
The density of the proposed development is 4.36 dwelling units/acre. The single
family homes are proposed to be marketed at price points between $275,000 and
$325,000 per home.
B. Unresolved Issues
There are no unresolved issues.
C. Summary of Alternatives.
There are no substantive alternatives to the proposal other than an approval, denial, or
approval with conditions.
RECOMMENDATION
The Planning and Development Commission on a motion to recommend approval of Petition 59-07,
voted 2-2 thereby resulting in a recommendation of denial of said petition.
The Community Development Group recommends the approval of Petition 59-07, subject to the
following conditions:
1. Substantial conformance to the Statement of Purpose and Conformance,submitted by
the applicant,represented by Jerome W.Pinderski,Jr.,of Pinderski&Pinderski,Ltd,
undated.
2. Substantial Conformance to the Plat of Subdivision prepared by Land Surveying
Services, Inc, dated October 15, 2007.
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Map Amendment Review Community Development Group
Petition 59-07 October 18, 2007
3. Substantial conformance to the Dimensioned Site Plan prepared by BSB Design,
dated August 8, 2007 and last revised on October 11, 2007.
4. Substantial conformance to the Site landscape Plans, Sheets L1.1 and L1.2,prepared
by BSB Design, dated August 8, 2007 and last revised on October 11, 2007.
5. Substantial conformance to the preliminary engineering drawings prepared by Seton
Engineering titled "Proposed Improvements for Channing Square, Elgin Illinois,"
Sheets C.1-C.12, dated June 10, 2007, and last revised on October 10, 2007.
6. Substantial conformance to the building plans and elevations,sections,and details for
Concepts 1-3, and garage plans, elevations and sections, prepared by BSB Design,
dated May 29, 2007, and last revised on August 17, 2007.
7. Compliance with all other applicable codes and ordinances.
Respectfully Submitted,
Sarosh Saher
Urban Design &Preservation Specialist
EXHIBITS TO FOLLOW
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Department of Community Development 300 0 300 BOO Feet
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October 1,2007 Innienia
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EXHIBIT D Aerial Map
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October 1,2007
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Petition 59-07 October 18, 2007
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EXHIBIT E Environmental Map
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Department of Community Development 200 0 200 400 Feet
011.4 October 1,2007
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Memorandbm
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City of Elgin
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VIA E-MAIL
Date: October 18, 2007
To: Mayor and Members of the City Council
Olufemi Folarin, City Manager
From: William A. Cogley, Corporation Counsel
Subject: Planned Development Ordinance for the Charming Square Redevelopment
The agenda for the October 24, 2007 City Council meeting was transmitted to you earlier today
with Item 0-4 being noted as "Materials to Follow".
Attached is a copy of the planned development ordinance for the Charming Square
redevelopment which is Item 0-4 on the Other Business agenda for next week's meeting.
tik/ 1/4/
WAC
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Attachment
cc: Sean R. Stegall (via e-mail w/attachment)
Jerry Deering (via e-mail w/attachment)
Sarosh Saher (via e-mail w/attachment)
City Clerk (via e-mail w/attachment)
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