G10-16Ordinance No. G10 -16
AN ORDINANCE
RECLASSIFYING TERRITORY FROM THE PAB PLANNED AREA BUSINESS DISTRICT
TO PMFR PLANNED MULTIPLE FAMILY RESIDENCE DISTRICT
(2500 -2535 Watermark Terrace — Watermark at the Grove)
WHEREAS, the territory herein described has been classified within a PAB Planned Area
Business District in the City of Elgin and subject to the requirements of PAB Ordinance G76 -04
which was subsequently amended in its entirety by PAB Ordinance G19 -11 to provide for
commercial development within the subdivision known as The Grove; and
WHEREAS, the developer of The Grove has identified the need for a residential
development containing higher -end luxury apartment residences within the northerly portion of The
Grove that will contain significant above - standard amenities; and
WHEREAS, commercial amenities and facilities including those within the already
established portion of The Grove stand to further be supported by the additional residential
population within the proposed residential development; and
WHEREAS, written application has been made to reclassify certain territory within a PMFR
Planned Multiple Family Residence District to provide for residential development to be known as
"Watermark at the Grove "; and
WHEREAS, after due notice in the manner provided by law the Planning and Zoning
Commission conducted a public hearing concerning said application and has submitted its written
findings and recommendations; and
WHEREAS, the City Council of the City of Elgin, Illinois, has reviewed the findings and
recommendations of the Planning and Zoning Commission.
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 October 5, 2015, made by 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, Section 19.07.600 entitled "Zoning District Map" of the
Elgin Municipal Code, 1976, as amended, be and the same is hereby further amended by adding
thereto the following paragraph:
"The boundaries herein before laid out in the `Zoning District Map', as amended, be
and are hereby altered by including in the PMFR Planned Multiple Family Residence
District, the following described property:
Lots 41 -65, Lots 100 -120 in the Final Plat of Subdivision of The Grove, according to The
Plat Thereof Recorded as Document Number 2004KI25816, In Kane County, Illinois and
Lot 98 in the Final Plat of Subdivision of Northwest Corporate Park Unit 1, Being A
Subdivision of a Portion of the Southeast Quarter of Section 19, and a Portion of the North
Half of Section 30, Township 42 North, Range 8 East Of The Third Principal Meridian,
According to the Plat Thereof Recorded November 6, 1998 As Document Number
98K103162, Excepting Therefrom Lots 63, 64, 65, 119, And 120 In The Final Plat Of
Subdivision Of The Grove, According To The Plat Thereof Recorded As Document Number
2004K125816, In Kane County, Illinois. (Property commonly known as 2500 -2535
Watermark Terrace)."
Section 3. That the City Council of the City of Elgin hereby classifies the subject property in
the PMFR Planned Multiple Family District in accordance with the following provisions:
A. Purpose and Intent. The purpose and intent of this PMFR zoning district is to
provide a planned environment for senior rental apartment dwelling units, subject to
the provisions of Chapter 19.60 Planned Developments of the Elgin Municipal Code,
1976, as amended.
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, 1976, 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 zoning 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, 1976, as amended.
D. Zoning Districts - Generally. In this PMFR zoning 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, 1976, as amended.
E. Land Use. In this PMFR zoning 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 in this PMFR zoning district:
Permitted uses. The following enumerated land uses shall be the only land uses
allowed as "permitted uses" [SR] in this PMFR zoning district:
Residence Division.
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1. "Dwelling, Apartment' [SR] (UNCL).
2. "Dwelling, Multiple - family" [SR] (UNCL).
3. "Residential garage sales" [SR] (UNCL).
4. "Residential occupations" [SR] (UNCL).
5. "Residential parking areas" [SR] (UNCL).
6. "Residential storage" [SR] (UNCL).
Offices Division
7. "Office" [SR] but only for the future owner, operator, and/or assigns of the
apartment dwellings established by or within this PMFR zoning district.
Finance, Insurance, and Real Estate Division.
8. "Development sales office" [SR] (UNCL).
Construction Division.
9. "Contractors office and equipment areas" [SR] (UNCL).
Transportation, Communication, and Utilities Division.
10. "Amateur radio antennas" [SR] (UNCL).
11. "Radio and television antennas" [SR] (UNCL).
12. "Satellite dish antennas" [SR] (UNCL).
13. "Treatment, transmission, and distribution facilities: poles, wires, cables,
conduits, laterals, vaults, pipes, mains, and valves" [SR] (UNCL).
Miscellaneous Uses Division.
14. "Fences and walls" [SR] (UNCL).
15. "Signs" [SR] (UNCL), subject to the provisions of Chapter 19.50, Signs.
16. "Temporary uses" [SR] (UNCL).
17. "Accessory uses" [SR] (UNCL), to the permitted uses allowed in this PMFR
zoning district, subject to the provisions of Section 19.10.100, Component
Land Uses.
F. Site Design. In this PMFR zoning district, the use and development of land and
structures shall subject to the provisions of Section 19.12, Site Design, and Section
19.25.700 et seq., MFR Multiple - Family Residence District, of the Elgin Municipal
Code, as amended, and in substantial conformance with the following documents:
1. Development Application including Statement of Purpose and Consent and
Disclosure prepared by Mark A. Ebacher dated received on August 21, 2015.
In the event of any conflict between such documents and the provisions of
this ordinance or other applicable city ordinances, the provisions of this
ordinance or other applicable ordinances shall supersede and control.
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2. Substantial conformance with the ALTA/ACSM Land Title Survey entitled
`The Grove Parcels 7, 8, 13, & 14 prepared by Cowhey Gudmundson Leder,
Ltd. dated July 12, 2007.
Substantial Conformance with the Preliminary Architectural Site Plans,
Elevations and Views entitled "Watermark at the Grove" prepared by
Stephen Perry Smith Architects, Inc. last revised on September 28, 2015,
including the following exhibits:
a. Site and Building Plan Sheets X00 -X06
b. Building Elevation, Perspective Views and Graphics Sheets ROl -RO5
4. Substantial Conformance with the Preliminary Site Landscape Plans prepared
by R.A. Smith National for "Watermark at the Grove" dated August 21, 2015
and last revised on September 28, 2015 and consisting of the following
sheets:
a. L100 — Overall Landscape Plan
b. L200 — Detailed Landscape Plan — Typical Building
c. L201 — Detailed Landscape Plan — North Terrace
d. L202 — Detailed Landscape Plan — Pool and Monument Signs
e. L300 — Landscape Notes and Details
5. Preliminary Engineering Submittal entitled "Proposed Improvements for
Watermark at the Grove —2500 through 2535 Watermark Terrace," Sheets 1-
18 prepared by RWG Engineering LLC, dated August 21, 2015 and last
revised on September 28, 2015.
6. Photometric Plan #2 Sheet 1 of 1 prepared by "Visual' dated August 14,
2015.
Traffic Impact Study prepared by Daniel P. Brinkman of Gewalt Hamilton
Associates, Inc. dated April 14, 2015 and last revised on August 11, 2015.
8. Compliance with all other applicable codes and ordinances.
G. Off - street Parking. In this PMFR zoning district, off - street parking shall be subject
to the provisions of Chapter 19.45, Off - street Parking, of the Elgin Municipal Code,
1976, as amended.
H. Off - street Loading. In this PMFR zoning district, off - street loading shall be subject
to the provisions of Chapter 19.47, Off - street Loading, of the Elgin Municipal Code,
1976, as amended.
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I. Signs. In this PMFR zoning district, signs shall be subject to the provisions of
Chapter 19.50, Signs, of the Elgin Municipal Code, 1976, as amended, except as
provided for in the ordinances providing for special regulations for street graphics
within the Randall Road/I -90 area of special character as provided in Ordinance No.
G42 -12 and Ordinance No. G11 -16.
J. Planned Developments. In this PMFR zoning 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, 1976, as amended.
K Variations. In this PMFR zoning district, application for variation shall be subject to
the provisions of Chapter 19.70, Variations, of the Elgin Municipal Code, 1976, as
amended. An application for variation may be filed by an individual property owner
without necessitating that all other property owners in the development authorize
such application.
L. 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,
1976, as amended.
Section 4. That this ordinance shall be full force and effect immediately after its passage and
publication in the manner provided by law.
Presented: February 24, 2016
Passed: February 24, 2016
Vote: Yeas: 8 Nays: 1
Recorded: February 24, 2016
Published: February 26, 2016
Attest:
,'&� v&W�
Kimberly Dewis, City Clerk
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Aavid. Kapt n, Ma or
October 5, 2015
RECOMMENDATION & FINDINGS OF FACT
OF THE COMMUNITY DEVELOPMENT DEPARTMENT AND
THE PLANNING & ZONING COMMISSION
CITY OF ELGIN, ILLINOIS
OVERVIEW
Interstate Partners, LLC requests a Map Amendment and Planned Development approval to
allow for the construction of a new luxury residential apartment complex known as Watermark at
the Grove, and a Second Amendment to Ordinance G30 -08 providing for special regulations for
graphics within the development.
GENERAL INFORMATION
Petition Number: 20 -15
Requested Action: Planned Development as a Map Amendment
Amendment to the Special Regulations contained within
Ordinance G30 -08 and subsequently amended through Ordinance
G42 -12
Current Zoning: PAB Planned Area Business District
ARC Arterial Road Corridor Overlay District
Area of Special Character
Proposed Zoning: PMFR Planned Multiple Family Residence District
PAB Planned Area Business District
ARC Arterial Road Corridor Overlay District
Area of Special Character
Existing Use: Vacant Property
Proposed Use: Multiple Family Apartment Dwellings within five buildings
Retail Uses to be developed in the future
Property Location: 2500 -2535 Watermark Terrace
Applicant: Interstate Partners, LLC
Owner: The Grove at Randall JV LLC
Exhibit A
Findings of Fact
Petition 20 -15
October 5, 2015
Staff Coordinator: Sarosh Saher, AICP Senior Planner
LIST OF EXHIBITS
A. Aerial Photo / Location Map
B. Zoning Map
C. Parcel Map
D. Site Photos
E. Application, Statement of Purpose and Development Plan
F. Draft Zoning Ordinance
BACKGROUND
The development to be known as "Watermark at the Grove" will comprise of five, three -story
buildings containing a total of 258 rental apartment dwellings, residential amenities, open space
and associated vehicle use areas. The dwelling units will range from efficiency to two- bedroom
apartment units. The development will take place on approximately 12.5 acres in land area while
1.97 acres on the southeast corner will remain undeveloped within the approved PAB Planned
Area Business District for future retail/commercial use. The development will provide a number
of amenities for its users including a swimming pool and clubhouse; underground garage and
surface vehicular and bicycle parking; a pedestrian path that circles the development and its open
spaces and provides pedestrian access to the existing commercial portions of The Grove; a bus
stop providing access to mass transit; and recreation areas including a dog park and a paved
terrace with pergolas, planter boxes and furniture overlooking the larger open space that
surrounds the northerly detention pond.
The entire property is currently located within a PAB Planned Area Business District.
Development of the property with the proposed rental apartment dwellings will require a portion
of it to be rezoned within a PMFR Planned Multiple Family Residence District. Rezoning of the
property along with planned development approval requires a public hearing by the Planning &
Zoning Commission and final city council approval.
The five rental apartment buildings will be designed using masonry as a primary exterior
building material with architectural metal accents. The fast floor level and ends of window bays
will be built using concrete masonry units while the remaining portions of the elevation will be
constructed in brick. Interest in the elevation will be provided by projecting or recessing the
fagades with different materials. The corners of the buildings will be highlighted with balconies
projecting beyond the building face. The portion of the facade contained within the balcony area
will be clad in corrugated aluminum panels to contrast with the texture and color of the masonry
facade. Balconies at grade will be enclosed within an ornamental metal fence to provide for
privacy and security. Windows will be constructed in aluminum and will be recessed from the
Findings of Fact
Petition 20 -15
October 5, 2015
face of the building. The roof line (coping) of the building will be staggered to follow the
configuration of the bays and reduce the monotony of the continuous horizontal line of the top of
the building. All materials are proposed to be installed in colors and textures that complement the
contemporary character of the building and project the sophisticated design intended for this
location.
The open spaces within the development will be landscaped using a variety of evergreen and
deciduous shade and ornamental trees. Additionally, the areas immediately surrounding the
foundations of the buildings will be landscaped with a variety of evergreen and deciduous trees,
shrubs, ornamental grasses and perennial plant material.
The regulations for graphics within the subdivision are provided for within Ordinance G30 -08
and its subsequent amendment through Ordinance 42 -12. In 2008, the property was designated
within the Randall/90 Area of Special Character that provided for special regulations governing
the location, design and operation of street graphics. These departures from the requirements of
the provisions contained with the chapter on Street Graphics within the city's zoning ordinance
provided for graphics along Randall Road and internal to the subdivision, at the time when the
subdivision was intended to be fully developed with commercial land uses.
As they relate to the subject property, the currently approved special regulations provide for the
following graphics:
a. One monument graphic containing an electronic LED message center board and located
at the intersection of Randall Road with Northwest Parkway. The graphic would be
similar to the one currently constructed at the intersection of Randall Road and
Technology Drive. The graphic is permitted to be constructed with a maximum surface
area of 198 square feet and a maximum height of 23' -10" above grade.
b. Three monument graphics located along the frontage of the property with Randall Road
and two monument graphics located at the intersection of Northwest Parkway and
Bushwood Drive (proposed to be renamed to Watermark Terrace). Each monument
graphic is perntted to be constructed with a maximum surface area of 80 square feet and
a maximum height of 8 feet. These monument graphics were intended to be provided for
individual commercial establishments on the subject property in the event it was to be
developed as originally planned.
c. Three directional monument graphics along Bushwood Drive (proposed to be renamed to
Watermark Terrace). Each monument graphic is permitted to be constructed with a
maximum surface area of 32 square feet and a maximum height of 4 feet. These
monument graphics were intended to direct customer traffic to the individual commercial
establishments located internally within the subdivision.
Therefore, the maximum approved surface area allocated for monument graphics on the subject
property through the special regulations for graphics is 694 square feet.
The developer is currently requesting an amendment to these regulations to provide for the
following graphics within the development:
Findings of Fact
Petition 20 -15
October 5, 2015
a. One monument graphic depicting the name of the subject residential apartment
development to be located along the frontage of Randall Road. The graphic is proposed
to be constructed with a maximum surface area of 288 square feet and a maximum height
of 18 feet. The graphic is not proposed to contain an LED electronic message board.
b. One monument graphic depicting the name and contact information of the subject
residential apartment development to be located at the main entrance to the development
at the intersection of Watermark Terrace and Northwest Parkway. The graphic is
proposed to be constructed with a maximum surface area of 240 square feet and a
maximum height of 15 feet.
c. Eight directional monument graphics intended to depict the addresses of the buildings
within the subdivision. Each graphic is proposed to be constructed with a maximum
surface area of 31.6 square feet and a maximum height of 6' -4 ". Five of the eight
graphics will be located internal to the development of which four of these will not be
visible from any right -of -way surrounding the property.
d. One monument sign for the 1.97 acre commercial piece to be developed in the fixture and
located along the frontage of this portion of the property with Randall Road. The graphic
will be designed in conformance with the previously approved commercial graphic
specification with a maximum surface area of 80 square feet and a maximum height of 8
feet.
The maximum requested surface area that would be subject to the special regulations is 733.6
square feet. The proposed graphics for the residential apartment development will be constructed
in the same design, materials, colors and textures as the architecture of the buildings. They are
additionally designed with dimensions that are proportional to the three -story buildings that are
proposed within the development. However, the change in their location, surface area, height,
number and material requires an amendment to the previously approved special regulations for
graphics within the subdivision.
FINDINGS
After due notice as required by law, the Planning & Zoning Commission conducted a public
hearing in consideration of Petition 20 -15 on October 5, 2015. Testimony was presented at the
public hearing in support of the application. The Community Development Department
submitted a Planned Development Review to the Planning & Zoning Commission dated October
5, 2015.
The Community Development Department and the Planning & Zoning Commission have made
the following general findings regarding the standards for planned developments as outlined
within § 19.60.040:
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Findings of Fact
Petition 20 -15
October 5, 2015
A. Site Characteristics Standard. The suitability of the subject property for the intended
planned development with respect to its size, shape, significant natural features
(including topography, watercourse and vegetation), and existing improvements.
Findings. The subject property is irregularly shaped containing approximately 12.5 acres
of land on multiple parcels. The property is currently vacant and does not contain any
structures. The southerly portion is paved with a private street for a length of
approximately 350 feet. The southwest corner of the property is improved with entryway
features for Northwest Corporate Park consisting of the subdivision entrance graphic,
four pole mounted flags and the landscape material associated with these features.
The property is relatively flat with a gentle downward slope towards the northerly
portion. Elevations on the site range from a high point of 898 feet around the
southwesterly portion of the site to a low point of 890 feet along the northwesterly
portion of the site, for a maximum relief of 8 feet. Along its easterly boundary with
Randall Road, the property abruptly drops down to an elevation of 883 feet at the level of
a drainage Swale that is part of the stormwater management system for Randall Road.
B. Sewer and Water Standard. The suitability of the subject property for the intended
planned development with respect to the availability of adequate municipal water,
wastewater treatment, and storm water control facilities.
Findings. The subject property and the lots within the industrial and commercial
subdivisions of Northwest Corporate Park and The Grove are served with sanitary sewer,
water and stormwater management systems that were designed to serve these
developments. Stormwater run -off from the development will be directed towards the
north to the approximately 4.75 acre regional stormwater detention facility that is one of
three larger regional facilities within these industrial and commercial subdivisions
designed and maintained in compliance with the Kane County storm water management
requirements.
C. Traffic and Parking Standard. The suitability of the subject property 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.
Findings. The subject property has frontage along Randall Road to the east, Northwest
Parkway to the south and Vantage Drive to the west. Randall Road is a regional arterial
street serving the west side of Elgin and communities to the north and south. Northwest
Parkway and Vantage Drive are local streets that serve the industrial properties within
Northwest Corporate Park and The Grove.
Primary access to the property will be provided from Northwest Parkway to the south and
along the private street known as Bushwood Drive that serves the commercial properties
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Findings of Fact
Petition 20 -15
October 5, 2015
within The Grove subdivision located immediately to the south. The portion of
Bushwood Drive within the subject property will be renamed to Watermark Terrace to
better identify the subject development. Two additional points of access will be provided
from Vantage Drive that runs along the west of the subject property.
Parking will be provided in conformance with the Off - Street Parking Ordinance. The
development will be provided with 579 parking spaces of which 285 are proposed to be
provided within each of the five buildings and 294 will be constructed within surface
parking lots. Additionally, the developer is proposing to reserve 104 spaces within the
future commercial development at the southeast corner of the property.
Bicycle parking is proposed to be included in conformance with the ordinance both
within the buildings and at the entrance to the buildings.
The developer has conducted a traffic study to determine the potential impact of traffic
generated by the development on surrounding property and roadways and has determined
that the adjacent roadway system (Randall Road, Northwest Parkway and Vantage Drive)
can accommodate the additional traffic generated by the proposed mixed -use
development without necessitating any additional improvements or modifications to the
system.
D. Zoning History Standard. The suitability of the subject property for the intended
planned development with respect to the length of time the property has remained
undeveloped or unused in its current zoning district.
Findings. The property was annexed to the city in 1991 and zoned M -2 General
Manufacturing District. The property was rezoned to PORI Planned Office Research
Industrial District in 1998, in preparation for the development of Northwest Corporate
Park. However, addressing the need for commercial development along Randall road,
the easterly portion of Northwest Corporate Park with frontage along Randall Road was
rezoned within PAB Planned Area Business District Ordinance G76 -04 in 2004 to
provide for the development of "The Grove" subdivision.
In 2008, the subdivision was included within the Randall/90 Area of Special Character
that provided for special graphics including the electronic message center graphic at the
entrance to the subdivision at Technology Drive. The regulations were further amended
in 2012 to allow for additional flexibility for the installation of special graphics within the
subdivision.
In 2011, the planned development ordinance was amended to allow the land use of
General Warehousing and Storage as a permitted use within the subdivision.
IN
Findings of Fact
Petition 20 -15
October 5, 2015
E. Surrounding Land Use and Zoning Standard. The suitability of the subject property
for the intended planned development with respect to consistency and compatibility with
surrounding land use and zoning.
Findings. The properties located to the north of the subject property are zoned PAB
Planned Area Business District and AB Area Business District. The land within these
properties is currently unimproved.
The properties located south of the subject property within The Grove are zoned PAB
Planned Area Business District and are developed with a child day care center
(preschool), restaurants, medical and dental services, design services, commercial and
business services, salons, and a hotel.
The properties located to the west of the subject property are zoned ORI Office Research
Industrial District and PORI Planned Office Research Industrial District and are
developed with office, light manufacturing, warehouse, distribution, and other similar
uses within Northwest Corporate Park.
The area located east of the subject property and across North Randall Road is located
within the Village of Sleepy Hollow. This area is developed with detached single - family
and estate residences.
F. Trend of Development Standard. The suitability of the subject property for the intended
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 part of The Grove, an approximately 30 acre
commercial subdivision located along Randall Road in an area that is developing as a
commercial and industrial corridor. The developer has identified the need for higher -end
luxury apartment residences with significant above standard amenities that will target
single working professionals and empty nesters. This demographic typically locates along
major transportation networks and close to commercial amenities such as restaurants and
coffee shops with direct access by means of pedestrian connections. The commercial
amenities and facilities within the already established portion of the commercial
subdivision are proposed to fill that need.
G. Planned Development Districts Standard. The suitability of the subject property for the
intended planned development with respect to conformance to the provisions for the
purpose and intent, and the location and size of a zoning district.
The applicant is requesting rezoning of a portion of the property through approval of a
planned development within a PMFR Planned Multiple Family Residence District. The
purpose and intent of the provision of planned developments is to accommodate unique
Findings of Fact
Petition 20 -15
October 5, 2015
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; and
3. The preservation of significant natural features including topography,
watercourses, wetlands, and vegetation.
Findings. The proposed map amendment is in substantial conformance with the purpose
and intent of the planned development provisions of the ordinance. The map amendment
to a PMFR Planned Multiple Family Residence District will allow the property to operate
as a high density residential development.
H. Comprehensive Plan Standard. The suitability of the subject property for the intended
planned development with respect to conformance to the goals, objectives, and policies of
the official comprehensive plan.
Findings. The property is designated within the Office/Research/Industrial land use
designation of the city's 2005 Comprehensive Plan and Design Guidelines. The
Office /Research/Industrial designation allows for a variety of industrial, manufacturing,
assembly, warehouse, distribution, research and development, technology, corporate and
support office, and limited employee- serving retail uses. These activities typically locate
in business parks. Appropriate locations offer direct access to the arterial street system,
and are in close proximity to highways, the freeway system and interchanges.
With the rezoning of the property to a commercial zoning designation within a PAB
Planned Area Business District in 2004, the land use designation of the property focused
more on retail and consumer related services. These services will now be supported by
the high- density residential uses that are contemplated to be added as part of this project.
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. There are no significant natural features including topography, watercourses,
or wetlands located on the portion of the property that is contemplated to be developed
with the multiple family residential buildings. The existing vegetation on a majority of
the property includes scrub vegetation consisting of low shrubs and grasses. There are
two trees located on the southeast corner of the property. The westerly of the two trees
has lost its crown and the easterly tree is hampered in its growth pattern by the
encroachment of the westerly tree within its growth boundary. The condition of these
Findings of Fact
Petition 20 -15
October 5, 2015
trees is rated as fair to poor as a result of the reduction in their growth potential and will
be removed when the commercial piece of the subdivision is developed.
The periphery of the property is landscaped with subdivision level landscape material
consisting of street trees and turf grass which will continue to be maintained with the
development of the property.
The applicant proposes to add 83 new deciduous shade trees, 11 evergreen trees and 46
ornamental trees throughout the development to meet and exceed the replacement
requirements of the tree ordinance. Additionally, the foundation areas of the buildings
and the pool clubhouse areas will be landscaped with a variety of evergreen and
deciduous shrubs, grasses and perennials. The open space and detention areas will be
landscaped with open lawns and meadow grasses to provide a naturalized character to
these areas.
J. 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 internal land use standard.
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. Additionally the traffic study for the proposed
development has determined that there will be no significant increase in traffic generated
from the development of the property with residential uses than would be generated if the
property was to be developed with the originally intended commercial uses.
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 Ordinance and Subdivision
Ordinance. The applicant is requesting zoning classification within a PMFR Planned Multiple
Family Residence District. For the purposes of this section, the most similar zoning district is the
MFR Multiple Family Residence District.
The purpose of the PMFR Planned Multiple - Family Residence District is to provide a planned
urban residential environment for multiple - family dwellings. However, when the classification
was created during the comprehensive amendment to the zoning ordinance in 1992, the
provisions contemplated multiple family residential development in the form of low density
townhouse development consisting of approximately four to six units per building ranging in
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Findings of Fact
Petition 20 -15
October 5, 2015
height from two to four stories. The departures being requested by the subject project would
allow for development that is of a density that has been demonstrated by a number of approved
projects within the urban environment of Elgin.
The applicant is requesting the following departure from the standard requirements of the AB
Area Business District:
Section 19.12.300.E: Principal Buildings per Zoning Lot. The zoning ordinance allows
only one principal building per zoning lot within residential zoning districts. The
proposed planned development contemplates a total of five principal residential buildings
and one commercial building on the zoning lot.
Section 19.25.735.B: Lot Area (based on Gross Density). In the MFR Multiple Family
Residence District, the minimum allowable density is one dwelling unit per 5,000 square
feet of land area. The applicant is proposing a density of one dwelling unit per 2,800
square feet of land area. To compensate for the increased density, the developer is
proposing to contain the 258 dwelling units within five three -story buildings and improve
the remaining land area with outdoor amenities including a pool/clubhouse, open lawn
space and a dog park.
Amendments to the Special Regulations for Street Graphics as provided for within
Ordinance 30 -08 and subsequently amended through Ordinance G42 -12. The salient
features of the amendments are outlined below:
a. The maximum allowable height of the graphic along Randall Road will be
reduced from 23' -10" to 18' -0."
b. The maximum allowable surface area of monument signs allocated for the
development (including the 1.97 acre commercial piece reserved for future
development) will increase from 694 square feet to 733 square feet.
C. The number of monument signs proposed within the development will increase
from 9 to 11.
RECOMMENDATION DETAIL
With respect to Petition 20 -15, the Community Development Department and the Planning &
Zoning Commission recommend approval, subject to the following conditions:
1. Development Application including Statement of Purpose and Consent and Disclosure
prepared by Mark A. Ebacher dated received on August 21, 2015.
Substantial conformance with the ALTA/ACSM Land Title Survey entitled `The Grove
Parcels 7, 8, 13, & 14 prepared by Cowhey Gudmundson Leder, Ltd. dated July 12, 2007.
10
Findings of Fact
Petition 20 -15
October 5, 2015
3. Substantial Conformance with the Preliminary Architectural Site Plans, Elevations and
Views entitled "Watermark at the Grove" prepared by Stephen Perry Smith Architects,
Inc. last revised on September 28, 2015, including the following exhibits:
a. Site and Building Plan Sheets X00 -X06
b. Building Elevation, Perspective Views and Graphics Sheets ROl -R05
4. Substantial Conformance with the Preliminary Site Landscape Plans prepared by R.A.
Smith National for "Watermark at the Grove" dated August 21, 2015 and last revised on
September 28, 2015 and consisting of the following sheets:
a. L100 — Overall Landscape Plan
b. L200 — Detailed Landscape Plan — Typical Building
c. L201— Detailed Landscape Plan — North Terrace
d. L202 — Detailed Landscape Plan — Pool and Monument Signs
e. L300 — Landscape Notes and Details
5. Substantial Conformance with the Preliminary Engineering Submittal entitled "Proposed
Improvements for Watermark at the Grove — 2500 through 2535 Watermark Terrace,"
Sheets 1 -18 prepared by RWG Engineering LLC, dated August 21, 2015 and last revised
on September 28, 2015.
6. Photometric Plan #2 Sheet 1 of I prepared by "Visual' dated August 14, 2015.
7. Traffic Impact Study prepared by Daniel P. Brinkman of Gewalt Hamilton Associates,
Inc. dated April 14, 2015 and last revised on August 11, 2015.
8. Compliance with all other applicable codes and ordinances.
On the recommendation to approve the petition, the vote of the Planning & Zoning Commission
was five (5) yes and zero (0) no.
Therefore, the motion to recommend approval of Petition 20 -15 was adopted.
s/ Robert Siliestrom
Robert Siljestrom, Chairman
Planning & Zoning Commission
s/ Sarosh Saher
Sarosh Saher, AICP, Secretary
Planning & Zoning Commission
11
EXHIBITA Aerial /Location Map
W+E
5
Map prepared by City of Elgin o 95 iso sao 570 760
Feet
Department of Community Development
Subject Property
Petition 20 -15
Residence Conservation 1
Reeltlence Conservation 2
Resilience Conservation 3
Planned! Residence Conservation
Single Family Residence 1
Single Family Residence 2
Planned Single Firmly Residence 2
Two Family Residence
Multiple Family Residence
Planned Multiple Family Residence
Residence Business
Planned Residential Business
Neighborhood Business
Planned Neighborhood Business
Planned Area Business
Center City 1
Center City 2
Planned Center City
Office Research Industrial
Planned Omce Research Industrial
General Industrial
Planned Genen it Industrial
Commends! Idsusthal
Planned Community Facility
Community Facility
Fox River Preservation
Planned Center City 2
Planned Single Family Residence 1
Planned Two Family Residence
Map prepared by City of Elgin
Department of Community Development
Zoning Map
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Feet
EXHBIITC Parcel Map
City of Elgin 0 35 70 140 210 280
Department of Community Development Feet
Subject
Property
2500
-2535 Watermark Terrace
Petition
20 -15
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EXHBIITC Parcel Map
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Department of Community Development Feet
SITE LOCATION EXHIBIT
2500 -2535 Watermark Terrace
Petition 20 -15
U,
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Site Location
Perspective View
SITE LOCATION EXHIBIT
2500 -2535 Watermark Terrace
Petition 20 -15
I
Y l
View of Site looking North from Northwest
View of Site looking East from Watermark
Terrace
View from property looking west towards
Vantage Drive
View of Site looking West from Randall Road
View of Site looking East from Vantage Drive
r,
View from property looking south from
Watermark Terrace
Site Pictures - 2
SITE LOCATION EXHIBIT
2500 -2535 Watermark Terrace
Petition 20 -15
View of property from Northwest Parkway
View of property from Randall Road
Site Pictures - 3