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Home My WebLink AboutORDINANCE - 3942 - 7/14/2026 - Plat of Resub 600 East Elk Grove BldORDINANCE NO.3942 AN ORDINANCE APPROVING A FINAL PLAT OF RESUBDIVISION, GRANTING A SPECIAL USE PERMIT FOR A PLANNED DEVELOPMENT, AND APPROVING PLANNED DEVELOPMENT REGULATIONS FOR PROPERTY LOCATED AT 600 EAST ELK GROVE BOULEVARD (TONNE GROVE) WHEREAS, the Village of Elk Grove Village (the "Village") is a home rule unit of local government organized and existing under Article VII, Section 6 of the Illinois Constitution of 1970 and, as such, may exercise any power and perform any function pertaining to its government and affairs, including the regulation of land use, zoning, and subdivision of property within its corporate limits; and WHEREAS, pursuant to its home rule authority, the Illinois Municipal Code, and other applicable law, the Village has adopted the Elk Grove Village Zoning Code (the "Zoning Code") and Subdivision Regulations to regulate the use and development of land within the Village; and WHEREAS, Section 5 of the Zoning Code authorizes the Mayor and Board of Trustees of the Village (collectively, the "Village Board"), following a public hearing before the Plan Commission of the Village (the "Plan Commission") and receipt of the Plan Commission's recommendation, to approve a Planned Development as a Special Use when the applicable standards of the Zoning Code are satisfied; and WHEREAS, the real property commonly known as 600 East Elk Grove Boulevard, Elk Grove Village, Illinois, and legally described in EXHIBIT A attached hereto and incorporated herein (the "Property"), is located within the R-3 Single Family Residence Zoning District; and WHEREAS, Tonne Grove LLC (the "Petitioner") submitted petitions requesting (i) approval of a Final Plat of Resubdivision to subdivide the Property from one (1) lot into twenty (20) lots together with the dedication of a public roadway connecting Love Street to Tonne Road, substantially in the form attached hereto as EXHIBIT B, and (ii) approval of a Planned Development as a Special Use to permit development of the Property in accordance with the Planned Development Regulations, dated June 22, 2026, attached hereto as EXHIBIT C; and WHEREAS, on June 22, 2026, the Plan Commission conducted a public hearing on the petitions after notice as required by law, received evidence and testimony from the Petitioner, Village staff, and interested persons, and thereafter recommended approval of the requested Final Plat of Resubdivision and Planned Development, subject to the conditions set forth in the Plan Commission's Findings of Fact and Recommendation attached hereto as EXHIBIT D; and WHEREAS, the Village Board, after having reviewed the petitions, the proposed Final Plat of Resubdivision, the Planned Development Regulations, the Findings of Fact and Recommendation of the Plan Commission, and evidence presented at the public hearing, finds that approval of the Final Plat of Resubdivision, the Planned Development as a Special Use, and the Planned Development Regulations is consistent with the purposes of the Zoning Code and Subdivision Regulations and is in the best interests of the Village and its residents; NOW, THEREFORE, BE IT RESOLVED by the Mayor and Board of Trustees of the Village of Elk Grove Village, Counties of Cook and DuPage, Illinois as follows: Section 1. INCORPORATION OF RECITALS. The recitals set forth above are hereby found to be true and correct and are incorporated into this Ordinance as if fully set forth herein. Section 2. APPROVAL OF FINAL PLAT OF RESUBDIVISION. The Mayor and Board of Trustees hereby find and determine that it is necessary, advisable, and in the best interests of the Village to approve the Plat of Resubdivision for the Tonne Grove Resubdivision, attached hereto as EXHIBIT B. The Final Plat of Resubdivision is hereby approved, subject to such changes as may be approved by the Village President, Village Attorney, and Village Engineer, provided such changes do not materially alter the approved subdivision layout, easements, dedications, or other material provisions of the Final Plat. Section 3: GRANT OF PLANNED DEVELOPMENT SPECIAL USE PERMIT. The Mayor and Board of Trustees hereby grant a Special Use Permit for a Planned Development for the Property, subject to the terms, conditions, and requirements of this Ordinance. Section 4. APPROVAL OF PLANNED DEVELOPMENT REGULATIONS. The Tonne Grove Planned Development Regulations, dated June 22, 2026, attached hereto as EXHIBIT C and incorporated herein by this reference, are hereby approved and adopted as the development regulations governing the Property. The Property shall be developed, used, and maintained in substantial conformity with the Planned Development Regulations, the approved Final Plat of Resubdivision attached as EXHIBIT B, and the conditions of approval contained in this Ordinance. Except as expressly modified by the Planned Development Regulations, all applicable provisions of the Village Code, including the Elk Grove Village Zoning Code and the Village's Subdivision Regulations, shall remain in full force and effect and shall apply to the development and use of the Property. Section 4. AUTHORIZATION TO EXECUTE AND RECORD. The Village President is hereby authorized and directed to execute the Final Plat of Subdivision attached hereto as EXHIBIT B following approval of any authorized non -substantive changes. The Village Clerk is hereby authorized and directed to attest to the Final Plat and this Ordinance and to cause the Final Plat of Resubdivision, this Ordinance and such other documents as are necessary to implement this Ordinance to be recorded with the Office of the Cook County Clerk, Recording Division. Section 5. FURTHER ACTIONS AUTHORIZED. The Village President, Village Clerk, Village Attorney, Village Engineer, and other officers, employees, and agents of the Village are hereby authorized and directed to take all actions necessary or reasonably required to carry out and give effect to the intent of this Ordinance. Section 6. RATIFICATION. All prior actions taken by the officers, employees, and agents of the Village with respect to the subject matter of this Ordinance are hereby ratified, confirmed, and approved. Section 7. SEVERABILITY. If any provision, sentence, clause, phrase, or portion of this Ordinance is held invalid by a court of competent jurisdiction, such decision shall not affect the validity of the remaining portions of this Ordinance, which shall remain in full force and effect. Section 8. REPEALER. All ordinances, resolutions, or parts thereof in conflict herewith are hereby repealed to the extent of such conflict. Section 9. EFFECTIVE DATE. This Ordinance shall be in full force and effect from and after its passage, approval, and publication as provided by law. VOTE: AYES:4 NAYS:0 ABSENT:2 PASSED this 14t' day of July 2026 APPROVED this 1411 day of July 2026 ATTEST: "iA 4 n J nif S. a on, Village Clerk PUBLISHED in pamphlet form this I day of July 2026. EXHIBIT A (LEGAL DESCRIPTION) LEGAL DESCRIPTION The Subject Properties are located at the northeast corner of Love Street and E. Elk Grove Boulevard and are legally identified as 08-33-203-051 and 08-33-203-050: PROPERTY DESCRIPTION: LOT 1752 (EXCEPT THAT PART TAKEN FOR LOT 1 IN BETTER LIVING SUBDIVISION NUMBER 2) IN ELK GROVE VILLAGE. SECTION 4, BEING A SUBDIVISION IN THE SOUTH 1/2 OF SECTION 28 AND THE NORTH 1/2 OF SECTION 33, TOWNSHIP 41 NORTH, RANGE 11. EAST OF THE THIRD PRINCIPAL MERIDIAN, ACCORDING TO THE PLAT THEREOF RECORDED SEPTEMBER 23, 1958 AS DOCUMENT 17326441 AND FILED IN THE OFFICE OF THE REGISTRAR OF TITLES ON SEPTEMBER 23, 1958 AS DOCUMENT LR 1819395, IN COOK COUNTY, ILLINOIS. AND THE SOUTH 89.83 FEET OF THE FOLLOWING TRACT OF LAND IN THE NORTHEAST 1/4 OF SECTION 33, TOWNSHIP 41 NORTH, RANGE 11, EAST OF THE THIRD PRINCIPAL MERIDIAN, DESCRIBED AS FOLLOWS: THE EAST 301.80 FEET, AS MEASURED ALONG THE NORTH LINE OF, OF THE NORTH 132.12 FEET, AS MEASURED ALONG THE EAST LINE, OF THE NORTHEAST QUARTER OF SAID SECTION, (EXCEPT THE EAST 100 FEET AS DEDICATED FOR STREET) IN COOK COUNTY, ILLINOIS. EXHBIIT B (PLAT OF RESUBDIVISION) v.wi. u.a w r"n ura n SIONMI'39WIVA 3AOtl9 Ala w - u + - u 1".— - ""'" NOISIAIaons G 1VA31n0G 3AOtl9 H13"S4a"��"Ig�311�17 o�a�adSIn NOISIAlaens d01Vld IVNld : § oa�w �=n :as SIONnii'39VIIIA 3AGH9 3113 adVA31nOS 3AOIf9 3113 NOISIAiaens 10 IV-ld IVNIJ wa:)id H .sO- .2-g� 3AOH9 M13 " 1, aNVAMnOg 3AOH9 31.1.3 o3a:)edS n NOISIAlaens _qo IV-ld lVNW R J, > i �M PH z 1�t - I Lu 0 > in E Lu UA ,;,-, rM I M R 2 IL 1W !il HA, z 0 ss Ln LL. 0 j >n_ LLIAn f jM z J ho MH A. ol35.1 LU il—M PH, 2q IM9 .j LLI Hai 'l Q gE 3ii Rif v Kit E A INN THE EXHIBIT C (PLANNED DEVELOPMENT REGULATIONS) Tonne Grove- Planned Development Regulations — Revised 6-22-26 1. Subject Property The property is composed of two parcels totaling 2.685 acres and is located at the northeast corner of Elk Grove Boulevard and Love Street, legally described in Exhibit A. The property will be developed into twenty (20) single family residential lots and a public roadway within an existing R-3 Single Family Residence District. A Design and Development Objections The intent of the design and development regulations are to: A. Create a high -quality residential development; B. Allow for flexibility in design and bulk area regulations; C. Aesthetically enhance the character of the area; and D. Offer additional housing options in the community. Ill. Planned Development Requirements The site will be required to include elements as depicted in Exhibit B- Site Plan and Exhibit C- Plat of Subdivision along with the following: A. Bulk Requirements i. Ground coverage, floor area, and setbacks as depicted on Exhibit B- Sheet GM Geometric Plan B. General Site Requirements i. Maximum patio size of ninety-six (96) square feet ii. Maximum of one storage shed per lot: i. Not to exceed one hundred (100) square feet in area with no dimension larger than ten (10') feet; ii. Maximum peak roof height of twelve (12') feet; iii. Must be located in the rear yard, outside of easements, and at least two (2') feet from property lines for interior lots; and iv. Must be located at least sixty (60') feet back from both front property lines on corner lots. iii. No accessory structures are permitted on lots with the exception of premanufactured or stick built gazebos/canopies over the existing patio/deck area. iv. Lot 1 and Lot 6, as depicted on the site plan, are permitted to have fences installed no closer than five (5') feet to the Love Street and Tonne Road street side property lines. V. No fence, structure, or similar encroachments are permitted over the underground storm water management system on Lot 14. vi. Interior garage and attic conversions are prohibited. Tonne Grove- Planned Development Regulations — Revised 6-22-26 C. Site Landscaping Parkway trees and initial site landscaping are required as depicted in Exhibit D- Landscape Plan and shall be guaranteed by the developer for one full year following planting. After one year, all trees and site landscaping not in a vigorous growing condition, as determined by the Director of Community Development, shall be replaced. All replacement trees and site landscaping shall bear the same guarantee. The Director of Community Development shall be notified, in writing, thirty (30) days prior to the expiration date of the guarantee period, that the guarantee is ending. No parkway tree shall be accepted by the Village unless approved in writing by the Director of Community Development. Parkway Exhibit A- Legal Description of Property Exhibit B- Site Plan (Sheet GM of Spaceco Civil Engineering Plans dated May 27ih, 2026) Exhibit C- Plat of Subdivision (Sheets 1-3 designed by Spaceco Civil Engineering dated May 27th, 2026) Exhibit D- Landscape Plan (Sheet L.01- L2.4 of Dickson Design Studio plans dated June 2"d, 2026) EXHIBIT A LEGAL DESCRIPTION The Subject Properties are located at the northeast corner of Love Street and E. Elk Grove Boulevard and are legally identified as 08-33-203-051 and 08-33-203-050: PROPERTY DESCRIPTION: LOT 1752 (EXCEPT THAT PART TAKEN FOR LOT 1 IN BETTER LIVING SUBDIVISION NUMBER 2) IN ELK GROVE VILLAGE. SECTION 4, BEING A SUBDIVISION IN THE SOUTH 1/2 OF SECTION 28 AND THE NORTH 1/2 OF SECTION 33, TOWNSHIP 41 NORTH, RANGE 11. 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Ewaa g°,o s:woia - W �u _ wuc u°4V"m ee I= a'_= '� " r°� - ¢w.o�w 5a.#FoL=oa a5o off`_ - dow; ��w w oa �< m u a w - V. M'. sy°sw a 9wY zi z°- "tea_ 5Y5 ;�� >5 °H - ~ is - spa �� 2�� <3 y4w °��w o :€3 °gow.ww o"° mma ° " 4m O �.� .« s LL° <.:_ SHw< 5�45 °sa : �°,�o 8i " ssa<55m �s _ EXHIBIT D (PLAN COMMISSION FINDINGS OF FACT AND RECOMMENDATION) June 30, 2026 TO: Mayor and Board of Trustees %' FROM: Kitty Weiner, Chairperson, Plan Commission SUBJECT: Finding of Fact for PC Docket #26-5: Petition for Special Use Permit for a Planned Development and Resubdivision located at 600 E Elk Grove Boulevard On June 22, 2026, the Plan Commission held a public hearing to consider a petition from Tonne Grove LLC for a Resubdivision from one (1) lot to twenty (20) lots as well as a dedicated roadway connecting Love Street to Tonne Road, and a Special Use Permit for a Planned Development for the property at 600 E Elk Grove Boulevard. The purpose of these petitions is to develop 20 single- family homes. The subject property is in the R-3 Single Family Residence Zoning District. To the north, south, and west of the property are single family homes in the R-3 Single Family Residence Zoning District. To the east of the subject property is Tonne Road, a divided highway with high-tension power lines in the median, and across Tonne Road lies the I-1 Restricted Industrial Zoning District. The subject property was previously home to Elk Grove Presbyterian Church, which was demolished in 2024, and has remained vacant since that time. The Village currently owns the property and is under contract to sell the property to the petitioner in order to facilitate a rare opportunity to build new single-family housing that contributes to the Village's residential supply. The proposed development includes 2-, 3-, and 4-bedroom homes ranging in size from 1,826 to 2,526 square feet, each of which will include a two -car garage and private driveway, which can park two additional cars. The development will feature three home types: a 2-bedroom ranch, a 3- bedroom two-story home, and a 4-bedroom two-story home, each of which has two different exterior styles. The proposed Resubdivision creates 20 lots for single-family homes and creates a new street to be called Rockwell Lane. Rockwell Lane will be dedicated as a public street, with 5' carriage walks on both sides. Due to the limited available right-of-way width, there will be no parkway. The Petitioner is seeking a Special Use Permit for a Planned Development (PD) because the proposed site plan does not fully conform with the standard R-3 zoning regulations. The subject property ranges from approximately 339' to 441' wide. If lots followed the orientation and design of the homes directly to the north of the subject property, it would create lots with depths in excess of 200 plus feet for back-to-back homes. Typical lot depths for back-to-back homes throughout most of the surrounding neighborhoods are around 110' feet. Due to the site's dimensions, it would not be possible to efficiently develop single-family homes at this site without the flexibility of a Planned Development. The Planned Development route allows the petitioner to be more flexible in the design and layout, allowing a more efficient use of the site and creating more housing units than would be possible under conventional zoning, which helps to address the high demand for single-family homes in the area. The Village has created Planned Development regulations for this area which incorporate the details of the overall project. The bulk requirements for the planned development will be in accordance with the site plan, with each lot required to maintain the lot size, width, setback, ground coverage, and floor area ratio as depicted on the plan. This means that property owners will not be able to add on to their house without a public bearing before the Plan Commission to request a modification to the Planned Development. All roof heights, side yards, and rear yards in the proposed development meet the requirements of the R-3 Single Family Residence District. The proposed Planned Development regulations allow for a reduced minimum lot size, lot width, and front yard, as well as a higher maximum floor area ratio and ground coverage on some lots, to allow for an efficient lot design given the site's dimensions and constraints, and to create a well -designed single-family neighborhood that still has appropriate building separation, circulation, and open space. The proposed Planned Development regulations also prohibit interior garage and attic conversions into living space, because they would create additional density and/or reduce parking availability. Because of the smaller size of the lots, the regulations also prohibit accessory structures and lay out the maximum size for patios and storage sheds. The proposed Planned Development regulations also allow for fencing on lots 1 and 6 to be permitted no closer than 5' from the property line in the front yard facing Love Street and Tonne Road respectively. This is a commonly granted variation for homes with double frontages adjacent to homes with a single frontage, and including it in the Planned Development regulations prevents the need for an additional hearing on this matter. The development provides parking consistent with Village requirements. The Village code requires two (2) parking spaces per single-family dwelling, and each home will include a two -car garage plus driveway space sufficient for two (2) additional vehicles. Commission Members asked how utilities would be provided given the lack of parkway. Village staff explained that the Village's utilities will be installed in a utility easement, which is dedicated along the roadway. Commission members asked whether the width of the proposed street was standard. Village staff explained that Rockwell Lane is the same pavement width (back of curb to back of curb) as the adjacent Love Street, but that the right-of-way is narrower, which is why there is no parkway. Commission members asked if the Village had permitted carriage walks elsewhere in the community. Village staff shared that the Townhome development on Dakota Drive was another recent infill development that utilized carriage walks. Commission Members discussed the differences between the bulk dimensions of the lots in the proposed site plan and the requirements of the R-3 Zoning District and noted that while the lots on average were about 30% smaller, some of the lots were significantly smaller than the minimum R3 lot size seen in the surrounding area. Commission Members asked why it was not possible to build a smaller number of homes with larger yards. The Petitioner explained that the layout of the lot required a new roadway to efficiently develop the site, and this infrastructure adds significant cost to the project. Spreading that cost across twenty lots instead of fourteen allowed them to put more money into the exterior design and finishes of the home in order to provide a high -quality product and still make the project financially feasible. RECOMMENDATION Commissioner Carlson moved to recommend approval of the following: The Petition to resubdivide the property at 600 E Elk Grove Boulevard from one (1) lot to twenty (20) lots along with a dedicated roadway connecting Love Street to Tonne Road; and The Petition for a Special Use Permit for a Planned Development at 600 E Elk Grove Boulevard and approval of the Tonne Grove Planned Development Regulations dated June 22, 2026; subject to the condition that building permits shall not be issued unless the homes to be constructed are in substantial conformity with the renderings and elevations dated June 2026. Commissioner Morrill seconded the motion. Upon voting (Weiner, Carlson, DeFrenza, Geinosky, Morrill, Rettberg, Schumm AYES, Romanski ABSTAIN), the motion carried 7-0 with one abstention. C: Chairman and Members of the Plan Commission, Village Clerk, Village Manager, Deputy Village Manager, Director of Community Development, Director of Public Works, Director of Police, Fire Chief, Deputy Fire Chief, Village .Attorney, Chairman and Members of the Zoning Board of Appeals.