VILLAGE OF SOUTH ELGIN PLANNING AND ZONING COMMISSION MEETING Public Services Building, 1000 Bowes Road South Elgin, Illinois 60177 September 16, 2020 7:00pm Revised
AGENDA
A. Call to Order B. Roll Call C. Approval of Minutes 1. Minutes of the August 19, 2020 Regular Planning and Zoning Commission Meeting D. Discussion 1. CD 20-13: Concept Plan Consultation for a Major Subdivision request for a Single- Family Residential Subdivision to be known as “North Pointe Subdivision” located at the North West Intersection of E. Middle Street and IL-25 – Richard Guerard, applicant. E. New Business F. Public Comment G. Adjournment
Please take note of the following: Social distancing requirements of 6 feet will be enforced. All in attendance are required to wear face masks. Attendees may bring their own mask, or one will be provided for you. Please notify Community Development Department in advance of the meeting if you need other accommodation. Contact Information is below. Written comments may be submitted in advance of the meeting by mail, voicemail, or email to the Contact Information below. All comments received in advance of the meeting will be read aloud into the official record at the meeting. Contact Information: Community Development Department 10 N. Water Street South Elgin, IL 60177 PHONE: 847-741-3894, ext. 5328 EMAIL: [email protected] Page 11 VILLAGE OF SOUTH ELGIN Village President Community Development Department Steven Ward 10 N. Water St. · South Elgin, Illinois 60177 Village Trustees 847-741-3894 Jennifer Barconi Village Clerk Lisa Guess Margo Gray Michael Kolodziej Gregory J. Lieser Village Administrator Scott Richmond Steven J. Super John Sweet
STAFF REPORT
To: Chairman Brian Carlson and Members of the South Elgin Planning & Zoning Commission
From: Lauren Blayney, Planner
Date: September 16, 2020 Planning and Zoning Commission Meeting
RE: CD 20-13: – Concept Plan – North Pointe Subdivision
** Please note, this Concept Plan review is to allow the applicant to obtain information and guidance from the Planning and Zoning Commission (PZC) prior to preparation of the Preliminary Plan, should the applicant chose to advance the project. Feedback from the PZC is advisory only. It does not give the applicant any formal approvals or endorsement of a specific site plan, as not enough details are available at this stage of the project to provide this.
This proposal would include annexation into the Village of South Elgin. If upon review of the Concept Plan by the Planning and Zoning Commission and, subsequently, the Village Board, the applicant chooses to advance the proposal, further staff review and negotiations to enter into an annexation agreement will still need to occur. As a result, revisions to the overall site plan may still occur.
Background Information:
Applicant: Richard M. Guerard 310 S. County Farm Road Wheaton, IL 60187
Property Owner: Michael Kenyon PO Box 134 South Elgin, IL 60177
Subject Property: PIN(s): 06-36-401-001, 06-36-401-002, 06-36-401-003, 06-36-401-004, 06-36- 176-016, 06-36-200-027, and portion of 06-36-200-014
Comprehensive Plan Designation: Office and/or Industrial
Current Zoning: Farming, & Unincorporated Farming District (Kane County)
Page 12 PZC Staff Report | CD 20-13 September 16, 2020
Surrounding Land Uses: North: Unincorporated South Elgin Farming Use South: Commercial & Multi-Family Residential East: Village of Bartlett West: Kane County Forest Preserve Prairie Path
Request: The Applicant, Richard Guerard, is requesting feedback on a Concept Plan for a Single-Family Residential Subdivision located at the North West intersection of Middle Street and IL-25.
Location Map:
Page 13 PZC Staff Report | CD 20-13 September 16, 2020
Planning and Zoning Commission Review:
Project Summary: The proposed project would be located on approximately 38-acres located at the northwest corner of Middle Street and IL-25. Approximately 22 of the 38-acres are currently annexed into the Village, leaving 16-acres needing to be annexed into the Village.
The applicant, Rich Guerard, is proposing a single-family residential subdivision. Based on the site plan submitted to staff dated August 19, 2020, and contained in this packet, the applicant is proposing approximately 112 single-family dwelling units. A typical lot would be larger than other lots in the nearby South Pointe:
Typical Typical Typical Total Subdivision Lot width Lot Depth Square Footage R-1 Single Dwelling Unit District 60 feet N/A 7,500 sq. ft. R-2 Single Dwelling Unit District 50 feet N/A 5,000 sq. ft. Proposed North Pointe Subdivision 63 feet 125 feet 7,875 sq. ft. South Pointe Subdivision 51 feet 125 feet 6,375 sq. ft.
The main access into the subdivision is shown at the intersection of E. Middle Street and Southwind Boulevard with a secondary, right-in/right-out, access onto IL-25 at the intersection of IL-25 and Slade Road. There is no direct bike access from within the proposed subdivision to the Illinois Prairie Path to the west shown on the site plan.
The developer has shown a 35-foot wide landscape buffer and detention basins along the east and south side of the development along IL-25 and E. Middle Street.
Part of the subject property is not annexed into the Village of South Elgin and, therefore, will require annexation into the Village. Among other entitlements, rezoning of the property and an annexation agreement will be necessary.
Comprehensive Plan: The Village’s Comprehensive Plan notes this location as Planning Subarea 8D. This subarea is intended to have industrial and/or office (no retail) land uses. Due to changes in the market since the drafting of the Comprehensive Plan, Village staff would support residential development on this property.
Mobility connection improvements have been identified in Subarea 8D. Improvement are necessary on Middle Street, directly south of the property. Some road improvements are engineered with the development of South Pointe Subdivision and Park Pointe Subdivision along Middle Street.
The Comprehensive Plan recommends that any development should minimize the impacts on aquifer sensitivity areas.
Page 14 PZC Staff Report | CD 20-13 September 16, 2020
South Elgin Bike & Pedestrian Plan: The South Elgin Bike & Pedestrian Plan shows a sidepath to be located on the south side of Middle Street between IL-25 and East Avenue. The sidepath has been engineered by the Park Pointe Subdivision to the south of E. Middle Street.
Unified Development Ordinance: The developer has indicated that they wish to rezone the property to the R-1 District. The typical lot shown meets the R-1 District requirements.
Staff Review: Staff has provided some initial feedback to the developer. A few items that we noted of importance to the Commission are:
The developer should consider how the storm detention ponds will be accessed for future maintenance. Lots 46-48 may need to be eliminated to provide access separate from the park. Based on the number of units proposed on the site plan, the Village anticipates a park site donation of approximately 4-acres. The proposed site plan provides approximately 1-acre. A traffic study will be required to be submitted for formal review of the development. With any request for preliminary planned development/subdivision approval, the developer should provide the location and design of the development signage. Depending on the signage proposed, variation requests may be necessary and can be reviewed by the Commission and the Village Board at the same meeting as the proposed planned development.
PZC Feedback on Concept Plan:
Per the UDO, the role of the Planning and Zoning Commission for a Concept Plan Consultation is to provide information and guidance to the applicant. As part of the discussion, the Commission should provide feedback whether the Concept Plan is consistent with the intent of the elements of the Comprehensive Plan and other land use policies of the Village and if it substantially meets the requirements of the UDO and other regulations.
The Commission may wish to consider and offer feedback on:
Comprehensive Plan, Bike and Pedestrian Plan, and Land Use: o Goals of the Comprehensive Plan, and Bike and Pedestrian Plan Site Plan: o Overall layout, street configuration, stormwater location, etc. Landscaping and Buffering: o Landscape buffer along E. Middle Street and IL-25 Traffic Study: o Any thoughts or concerns a study should examine Page 15 PZC Staff Report | CD 20-13 September 16, 2020
Attachments: Pages from the 2030 Comprehensive Plan – Packet Pages 16-17 Concept Site Plans – Packet Pages 18-19 Page 16 South Elgin 2030 Comprehensive Plan - Exhibit 6.10 2030 Land Use Plan - Planning Area 8 PrairiePointe Drive
Legend Planning Area Planned Roads Fox River 8A 8C Bus Routes «¬ «¬ Pace Route 801 Randall Road BRT Bike Paths ] Existing Planned Kenyon Road Land Use - 2030 Agriculture Low Density Residential Medium Density Residential
High Density Residential E. Main Street Barry Barry Road
Illinois Route 25 Commercial Industrial Office - No Retail Mixed Use Mining «¬8B «¬8D Parks and Open Space Vacant Institutional Kenyon Infrastructure Woods Forest ] Special Facilities Preserve
Illinois Prairie Path - Elgin Branch
Middle Street 0 500 1,000 Feet ¯ W. Bartlett Road mwm July 2012 source: KaneGIS, VoSE_GIS Page 17
Planning Area 8 Subarea 8B Subarea 8D
Planning Area 8 includes four Subareas located on the far east Subarea Description Subarea Description side near Illinois Route 25, to the north and south of Kenyon Road. Most of these areas are located outside the Village Location: West of Illinois Route 25, south of Kenyon Road, Location: West of Illinois Route 25, south of Kenyon Road. limits. Some of these areas have been identified as having east of Barry Road. Acreage: 65 acres. aquifer sensitivity, which reflects the ease of which Acreage: 52 acres. Surrounding Land Uses: Industrial and Commercial. contaminants can reach the aquifer, impacting water quality. Surrounding Land Uses: Parks and Open Space. Unique Features: This Subarea has aquifer sensitivity areas. This is not caused by specific land uses, but rather by geologic Unique Features: This Subarea has aquifer sensitivity areas. Proximity to South Elgin: Contiguous. materials in that area. These properties have some unique Proximity to South Elgin: The majority is contiguous; a small Future Requirements/Recommendations features and connection needs. area is within the Village. Land Use: Office/Industrial. Future Requirements/Recommendations Mobility Connections: Improvements are necessary on Subarea 8A Land Use: Low/Medium Density Residential. Middle Street, directly south of the property, and on Kenyon Mobility Connections: Subarea Description Improvements are necessary on Road, directly north of the property, to establish each as a Middle Street, directly south of the property, and on Kenyon complete major collector. Location: West of Illinois Route 25, north of Kenyon Road. Road, directly north of the property, to establish each as a Special Facilities: None identified. Acreage: 60 acres. complete major collector. Local bicycle connections should Environmental Considerations: Any development should Surrounding Land Uses: Institutional and Low Density also be made to the Illinois Prairie Path to the east of this minimize impacts on aquifer sensitivity areas. Residential. Subarea. Unique Features: This Subarea has aquifer sensitivity areas Special Facilities: None identified. and is home to the Kenyon Farmstead. Environmental Considerations: Any development should Proximity to South Elgin: Contiguous. minimize impacts on aquifer sensitivity areas. Future Requirements/Recommendations Subarea 8C Land Use: Low/Medium Density Residential. Subarea Description Mobility Connections: A local road connection is needed to connect Prairie Pointe Drive across Kenyon Road to Barry Location: West of Illinois Route 25, north of Kenyon Road. Road. Improvements are necessary on Kenyon Road, directly Acreage: 31 acres. south of the property to establish it as a complete major Surrounding Land Uses: Industrial, Mining and Institutional collector. Local bicycle connections should also be made to the (existing). Illinois Prairie Path to the east of this Subarea. Unique Features: None identified. Special Facilities: A farmstead park is planned for the site of Proximity to South Elgin: Contiguous. the Kenyon Farmstead, at the south central portion of the Future Requirements/Recommendations Kenyon Farmstead property. Environmental Considerations: Any development should Land Use: Office/Industrial. minimize impacts on aquifer sensitivity areas. Mobility Connections: Improvements are necessary on Kenyon Road, directly south of the property to establish it as a complete major collector. Special Facilities: None identified. Environmental Considerations: None identified.
NORTH POINTE SOUTH ELGIN, ILLINOIS CONCEPT PLAN 7 10 8 11 9 12 13 6 14 15 16 17 18 19 20 * 21 * * 5 *
* 60' 4 3 31 32 30 29 28 27 26 78 25 24 23 * 22 * * * 7/28/2020 * * * 2 * 33 * * * * * 79 * 1 35 36 37 38 34 39 80 * 40 41 42 * 43 45 * 44
81 MIDDLE STREET MIDDLE * 82 (±0.9 AC) 112 *
PARK 49
77 63 48 46 60' 47 83 111 * 76 64 62 84 * 110 (±0.8 AC) 75 65 61 DET. 50 85 109 * 74 51 66 60 * * 108 86 DETENTION 52 * (±4.7 AC) 73 67 59 107 53 87 * 106 72 58 68 * 54 * 105 88 * 55 104 71 69 70 57 56 89 * 103 * * * 90 102 * 101 91 * 100 93 94 99 95 96 97 98 92 *
IL ROUTE 25
SLADE ROAD SCALE: 1"=200' SITE DATA 0 100' 200' 400' NORTH Page 18 Page 19
92 78 80 85 90 20 SLADE ROAD
22 45 77 75 93 70
63 65 95 15 ±35' LANDSCAPE BUFFER 25
40 62 60 55 46 DET. 100 10 (±0.8 AC) 30 48
35 50 105 PARK (±0.9 AC)
5
ILLINOIS PRAIRIE PATH - ELGIN BRANCH 110
1 112 IL ROUTE 25 ROUTE IL
±35' LANDSCAPE BUFFER DETENTION SITE DATA MIDDLE STREET (±4.7 AC)
SOUTH POINTE SUBDIVISION
PARK POINTE SUBDIVISION 0 100' 200' 400' SCALE: 1"=200' NORTH CONCEPT PLAN NORTH POINTE SOUTH ELGIN, ILLINOIS 7/30/2020