1. Context for Design

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1 Randall Rd SECTION 2 - RESIDENTIAL DESIGN GUIDELINES 1. Context for Design Citizens input on Elgin s Visual Preferences Residential Areas Randall Rd Tr As described in the Introduction, the Comprehensive Planning process has elicited design preferences from citizens at large as part of the participation process. Using the Visual Preference Survey Technique, the following community observations were made with respect to residential land use areas. Design principles that were identified by citizens of Elgin as positive and contributing elements include: Houses laid out in traditional neighborhood grid patterns Houses set back from the street with landscaped front yards, and garages preferably to the sides or rear Houses with adequate spacing for the size and quality of homes Houses on streets with appropriate widths for the size and quality of homes Houses of historic or distinct character - well-executed architectural styles Row houses or town homes, in the style of traditional brick flats, and townhouses. Big Timber Rd Mc Lean Blvd.-, 90 Residential features or characteristics identified by citizens of Elgin to be avoided include: 31 Very Narrow streets Insufficient parking within off-street lots (at multiple family residential) Front yards that are shallow or non existent Sparse landscaping Prominent or oversized garages and garage doors as the primary street façade feature Freestanding, cheaply constructed multiple family buildings Highland Ave Wing St State St These principles were carefully considered in the development of the residential design guidelines. Larkin Ave C The Character of Elgin s Existing Residential Areas Several basic community characteristics define residential design in the existing Elgin community. It is important to identify these characteristics as a first step in understanding the factors that influence residential design in the existing portions of the City. Building upon this understanding, guidelines can then be tailored to meet community visual preferences. The analysis draws from basic land use patterns of the City. These include Traditional Community Areas and Contemporary Community Areas. These two residential character areas have been identified in the Comprehensive Plan Land Use Plan Map to distinguish on the basis of development design, based on time period of development. The development and design distinctions between these two areas are largely the result of pre- and post-world War II development patterns. Bowes Rd (/ 20 The figure below illustrates the general location of each of these character areas. The aerial photographs that follow illustrate existing design conditions within each character area. A more detailed description of the character of each of these areas follows. Hopps Rd Mc Donald Rd Page 3

2 Elgin Residential Character Areas The area defined in this Figure encompasses the Traditional Community Area within the City of Elgin. Areas outside this central portion of the community are more Contemporary in character. Contemporary Community Area Within the Contemporary Community Area, street patterns are more curvilinear and circuitous, with multiple family areas developed as discrete developments and limited access to arterials and commercial areas. Traditional Community Area Within the Traditional Community Area, a continuous grid pattern of streets is common, with a co-mingling of single family and multiple family housing and ready access to commercial corridors. Residential Streets and Alleys Universal Guidelines 2. Design Guidelines Crosswalks The ability for residents to safely cross at intersections with collector and arterial streets is important. 1. All neighborhood street intersections with arterial and collector streets should utilize marked crosswalks. 2. At signalized intersections, pedestrian activated crosswalks should be installed. On wider streets (with four or more travel lanes) the creation of a pedestrian median between lanes is recommended for pedestrian safety, thereby reducing the psychological perception of street width. Sidewalks Sidewalks are largely present, but vary in width throughout the area. 1. A minimum of 4 foot wide sidewalks should be provided 2. Multipurpose paths should be a minimum of six to eight feet in width. Streetscape All residential neighborhood streets should be provided with planted parkways. and safety reasons. 1. A minimum parkway depth of three feet is desirable, especially where on-street parking is allowed. 2. Parkways should be sodded. Taller decorative plantings are discouraged for visibility Page 4

3 3. Parkway trees should be provided, at least one every 30 feet. 4. Appropriate pedestrian amenities should be provided where streets serve as connections to park and recreation facilities, public facilities and institutional uses. Pedestrian scale lighting, seating, and other conveniences such as trash receptacles would be appropriate. 5. Lighting should also be provided along streets that so not serve as connections to park and recreation facilities, public facilities and institutional areas. Boulevards Boulevards provide vehicular, bicycle and pedestrian continuity between the existing developed portions of Elgin and the new development in the Far West providing ready access to commercial and civic areas from residential neighborhoods. In the existing developed portions of the community, the design of boulevards should consider the following: 1. Boulevard medians should be appropriately landscaped. 2. If possible, the system should incorporate wide, multi-use pathways adjacent to boulevards, to be shared by both pedestrians and non-motorized cyclists. 3. Boulevard design may vary depending on right-of-way conditions. In some locations, due to right-ofway width constraints, special parkway, landscaping, lighting, and signage enhancements may be more practical. Residential Streets and Alleys in Traditional Community Area Streets 1. The basic rectangular, uninterrupted grid system within the traditional community area should be maintained. Introducing new streets or vacating existing streets should be avoided. 2. In general, new blocks should be no more than 800-1,000 feet in length. 3. For new blocks platted longer than 1,000 feet, a mid-block pedestrian crosswalk through the block should be provided. 4. The use of cul-de-sacs is strongly discouraged, except in limited locations where local streets connect directly to busy arterials. 5. Street design should consider access to public transit. Alleys The use of alleys is not common, but they may be used in some portions of traditional neighborhoods likely to receive infill development or new development. 1. Alleys should be at least 16 feet in improved, paved width. 2. To maintain visibility for social oversight, fences adjacent to alleys should be no higher than six feet. 3. Parking garages should be set back at least 10 feet from the edge of an alley. 4. Refuse should be stored in buildings or enclosures on concrete pads out of the alley right-of-way. Residential Streets and Alleys in Contemporary Community Area Boulevards Boulevards provide vehicular, bicycle and pedestrian continuity between existing developed portions of the community and among the new development areas in the Far West, providing ready access to mixed-use commercial and civic areas from residential neighborhoods. Boulevards should be incorporated into developments as a necessary component. The design of boulevards should consider the following: 1. Incorporate a significant public rightof-way to accommodate a landscaped setbacks and a location for off-street pathways, storm water management and public utilities. 2. The system should incorporate multiuse pathways adjacent to boulevards, to be shared by both pedestrians and non-motorized cyclists. Boulevards within a Residential development 3. Primary vehicle access points along boulevards should be limited. These access points should be separated from major intersections as much as possible to avoid conflicting traffic movements. 4. Limit intersections with boulevards to no more than 4 per mile. 5. A formal rhythm of over story (high canopy) trees should be established in the median and parkway. 6. Dense, medium-height shrubbery and possibly berms should be installed along adjacent residential areas. Evergreens should be included to maintain greenery in winter. 7. Special gateway features and landscaping should be established at major interchanges and intersections. 8. Landscaping features should be located to highlight destinations and define land use transitions. 9. Decorative fences and other barriers should be constructed of consistent and high quality materials to create a coordinated appearance along boulevards. No fencing or walls should occur within the landscaped setback, except as part of gateway features. 10. Privacy fencing on private residential property adjacent to boulevards should be avoided. Desired traditional street character Page 5

4 In cases where boulevards are designed with development alongside them, some of the following characteristics may be considered: 1. Layout of boulevards should be such that they should serve a visual function of organizing and directing views, providing for vistas and focal points at which civic buildings, churches, monuments, landmarks, public art or natural features are located. 2. Destinations such as commercial or institutional areas, recreational land, or natural features, should be incorporated into their layout and design. 3. If the width of the boulevard permits, an access or local land may be created as a frontage road to the development along the boulevard. Undesirable street character Desired street character 4. The relationship of buildings in the development to the boulevards should be such that the primary elevations of buildings front onto the boulevards rather than the rear. 5. The minimal distance between intersections of boulevards should be no less than 800 feet. 6. Major intersections of boulevards should include features that could be architectural, monumental, or natural in character. Streets A rectangular, largely uninterrupted grid system similar to that within the traditional community areas in the City should be created. 1. Streets should be designed in such as way as to provide for a layout and pattern which define public squares, vistas and focal points. 2. In general, new blocks should be no more than 800 feet in length. 3. For new blocks platted longer than 800 feet, a mid-block pedestrian crosswalk through the block should be provided. 4. New streets should be designed to connect to adjoining street systems in adjacent neighborhoods, and should reflect a grid pattern wherever feasible The use of cul-de-sacs is strongly discouraged, except in limited locations where local streets would connect directly to limited-access roadways. 5. Street design should consider access to public transit. 6. Use traffic calming techniques on local streets to control traffic speed within residential areas and near community-oriented uses. 7. Cross-connections between planned and the existing county neighborhoods and adjacent commercial, civic and open space areas should be provided for vehicles, pedestrians and bicycles. Sidewalks Sidewalks are important elements in developing a comprehensive multi-modal circulation system throughout the contemporary part of the community. 1. Sidewalks should be provided on both sides of all collector and minor streets. 2. Sidewalks or multi-purpose paths should provide direct connections between residential neighborhoods and activity centers such as mixed-use commercial centers, schools and other institutions, and parks and trails. 3. A minimum of 4 foot wide sidewalks should be provided in residential neighborhoods. Sidewalks 4. Multipurpose paths should be a minimum of 8-10 feet in width. 5. Sidewalk design should facilitate access to public transit. Crosswalks The ability for residents to safely cross at intersections with collector and arterial streets is important. 1. All intersections of boulevards, arterials and collector streets should utilize marked crosswalks. 2. At signalized intersections, pedestrian activated crosswalks should be installed. 3. On wider streets (four or more travel lanes) the creation of a pedestrian median between lanes is desirable for pedestrian safety, reducing the psychological perception of street width. Pedestrian median between Utilities Utilities should be concealed from view to the extent feasible, and coordinated and attractive in appearance where visible. 1. Where practical, overhead utility lines along arterial rights-of-way should be located underground. Existing above ground utilities may be consolidated or re-located underground in phases. 2. Ground-mounted utility boxes should be concealed with shrubbery. 3. Traffic signals, directional signs, street signs, intersection lighting and support poles and arms should be incorporated into a coordinated system. Alleys The following should be considered when alleys are used in subdivision design. 1. Alleys should be at least 16 feet in improved, paved width. 2. To maintain visibility for social oversight, fences adjacent to alleys should be no higher than six feet. 3. Garages should be set back at least 3 feet from the edge of an alley. 4. Refuse should be stored in buildings or enclosures on concrete pads out of the alley right-of-way. 5. New lines and connections for fiber optic cable, phone lines and other utility lines and conduits should be located in alleys, when present. Page 6

5 Trails and pathways - The following should be considered when pathways and trails for pedestrians and non-motorized vehicles are incorporated into residential design: 1. Trails and pathways should be located in such a way as to provide easy and convenient access to pedestrian and non-motorized vehicles within the residential development. 2. Trails and pathways should intersect with collector and arterial streets in a manner that is visible, properly signed, safe and convenient. Where possible along busy arterial streets, trails and pathways should be segregated by elevation or grade changes. 3. Minimum pavement widths should be 8-10 feet wide with a soft shoulder provided on either side. 4. Amenities such as appropriate landscaping, benches, trash receptacles and lighting should be provided along trails and pathways. Universal Guidelines Single Family Residential Design Site Planning Elgin s neighborhoods vary widely with respect to single family residential lot sizes, subdivision patterns, and building scales. New development or infill development should follow these basic guidelines: 1. Primary dwelling entrances should be clearly defined and face the street. The use of porches, stoops and other entryway features is encouraged. 2. Garages should be located towards the rear, or at least be placed in a subordinate position to the main building façade. 3. As illustrated, a consistent front yard should be provided, maintaining the setback established by adjoining existing buildings. 4. The width of the building face of an infill project should not exceed the width of a typical residential structure on adjacent lots. Uniform setback on street 5. New development should have finished heights within the range typically seen in adjacent neighborhood areas. 6. Use building roof forms similar to those present in the neighborhood. 7. Especially in neighborhood areas consisting of one story structures, the perceived scale of new, taller infill buildings should be mitigated through the use of upper story setbacks and articulation of façade planes. 8. Sidewalks in poor condition should be reconstructed or replaced to maintain a continuous sidewalk system for the neighborhood. Page 7

6 Architectural Design Infill and new development should comply with the following guidelines in all new and existing residential areas: 1. New facades should be well composed, and articulated with materials and planes, but delineated in such a way so as not to appear busy and overdone. 2. The style of new homes should reflect contextual examples in existing neighborhoods. 3. The style of new homes in new neighborhoods may draw upon authentic traditional styles found in Elgin for design inspiration, unless uniquely designed by architects in a contemporary style. 4. Larger wall and roof planes should include three-dimensional design features such as chimneys, balconies, bay windows or dormers. 5. All façades of a home, including side and rear elevations, should have similar vocabulary of forms, detail and materials. 6. Additions should be treated as subordinate to the main structure, and preferably located to the sides or rear of the primary structure. 7. Structures should meet the ground with a strong base, preferably with the main floor above grade. 8. Front doors should be prominent, preferably through the use of a front porch or portico, as appropriate. 9. Roof forms should be consistent on all parts of the house and garage (whether attached or detached). 10. Stairways, fences, trash enclosures and other accessory elements should be designed as integral parts of the home s architecture. Representative traditional architectural styles 1. The use of traditional building materials including wood, stone and brick is advocated. These materials should be the primary materials used in residential design. Cladding and trim in synthetic materials should be used sparingly for accent elements, rather than for large exterior areas. 2. All facades should employ the same vocabulary of materials, including window and door types that are appropriate to the vintage and style of the home. 3. On corner lots, architectural materials should be consistent on both readily visible elevations. Parking Preferences Off-street parking has been provided primarily by detached garages located to the rear or mid-lot depth. New infill homes should reflect this condition Appropriate screening of trash receptacles Single Family Residential in Traditional Community Area Traditional Styles Several traditional and historic styles of architecture are present in Elgin. New homes should maintain a consistent vocabulary of materials and detailing throughout the structure, drawing from an authentic style found elsewhere in the Traditional Community Area. 1. Guidelines written specifically for Elgin s historic districts (The Elgin Design Guideline Manual for Landmarks and Historic Districts) may be used as reference for development of new construction. 2. Several historic styles are present throughout the Traditional Community Area including: Queen Anne, Italianate, Four-Square, Farmhouse, Craftsman Bungalow. 1. Parking in the front yard should be avoided. 2. Ideally, garages should be substantially set back from the front building line. In new construction, garages should be set back at least 10 feet from the front building line. 3. When necessary shared driveways are encouraged to reduce the amount of paving and the number of curb cuts. 4. Entrances and windows, not garages, should be the dominant elements of front facades. 5. As illustrated below, the width of an attached or detached garage should be no more than 30% of the lot width. Building Materials In general, the selection of materials and colors should provide an enduring quality and enhance the architectural character of the building. Page 8

7 Single Family Residential in Contemporary Community Area Building Materials In general, the selection of materials and colors should provide an enduring quality and enhance the architectural character of the building. 1. A range of materials may be appropriate in this community area. Traditional natural materials like brick or stone are preferred, however, synthetic materials including vinyl or aluminum siding may also be considered. Other materials such as metal or sheet materials, EIFS systems, and composition roll roofing, that have an insubstantial quality, should be avoided. 2. All facades should employ the same vocabulary of materials, including window and door types that are appropriate to the vintage and style of the home. 3. On corner lots, architectural materials should be consistent on both exposed elevations. 1. Single buildings and smaller multiple family complexes should maintain a height consistent with adjoining land uses 2. In larger developments, buildings internal to the project site may reflect a greater building height, provided buildings that adjoin neighboring areas are similar in scale and height. Architectural Design The design of new multiple family residential buildings should consider the following: 1. Building forms should be articulated by varying roof heights and wall planes. Long, unbroken volumes and large, unarticulated wall and roof planes should not be permitted. 2. Roof forms should be integral to the massing of buildings and cover the entire width and depth of the buildings. Superficial roof forms, such as mansards affixed to the building façade should be avoided. 3. False fronts, facades, and parapets applied to generic buildings should be avoided. Façade treatments should be applied to all faces of a structure and integral to the massing of the building. 4. Flat roofs should be avoided, except where parapet wall façades are a contextual element for mixed use buildings in Traditional Community Areas. Lighting Lighting should be designed as an integral feature to the building and/or site and follow the following guidelines: 1. Lighting should be mounted on architecturally designed posts at a height of 16 feet or less in height. 2. Free-standing and wall-mounted fixtures should incorporate cutoffs to screen the view of light sources from neighboring residential uses. 3. Fixtures and posts should be consistent throughout the project. Multiple Family Dwellings in Traditional Community Areas Universal Guidelines Multiple-Family Residential Design Site Planning Single Purpose Structures Single purpose multiple family residential structures should conform to the following guidelines: 1. Ground floor units should have direct access from streets or common outdoor spaces. 2. Unit entrances and windows should be oriented to streets and common outdoor areas to foster oversight and security. 3. Services for multiple family developments such as refuse containers, and transformers, should not be visible from readily visible areas 4. Parking areas should be screened by buildings or landscaping. Long, unbroken rows of parking or detached garages should be avoided. Parking should be broken down throughout a large site into more discrete paved areas. Traditional Styles Several traditional and historic styles of architecture are present in Elgin. 1. Guidelines written specifically for Elgin s historic districts may be used as reference for development of new construction. 2. Several traditional styles and multiple family building types are present throughout the traditional community area, including brick flats and courtyard buildings. The maintenance and rehabilitation of these structures is encouraged. Building Materials In general, the selection of materials and colors should provide an enduring quality and enhance the architectural character of the building. 1. The use of traditional building materials such as wood, stone and brick is encouraged. These materials should be the primary materials used in multiple family residential design. Buildings originally designed with obvious reference to a style or period should remain consistent with that style or period during rehabilitation. 2. Façades should employ the same vocabulary of materials, including window and door types that are appropriate to the vintage and style of the structure. 3. On corner lots, architectural materials should be consistent on readily visible elevations. Building Scale and Massing The overall massing and scale of new multiple family development should be consistent with surrounding land uses. Page 9

8 Multiple Family Dwellings in Contemporary Community Areas Multiple family dwellings in contemporary areas Building Materials In general, the selection of materials and colors should provide an enduring quality and enhance the architectural character of the building. 1. A range of materials may be appropriate in this community area. Traditional natural materials like brick or stone are preferred, however, synthetic materials including vinyl or aluminum siding may also be considered. Other materials such as metal or sheet materials, EIFS systems, and composition roll roofing, that have an insubstantial quality, should be avoided. 2. Facades should employ the same vocabulary of materials, including window and door types that are appropriate to the vintage and style of the structure. 3. On corner lots, architectural materials should be consistent on readily visible elevations. Page 10

9 Rt 47 Dittman Rd Muirhead Rd Coombs Rd Randall Rd Randall Rd Planned Residential Development in the Far West Area The Design Guidelines contained in this section address streets and other public improvements, to create a high quality character and functional framework for future development as land in the Far West Area is developed. Residential neighborhoods, mixed-use commercial centers and open spaces are also addressed, outlining relevant guidelines for the predominant land uses expected to develop within the Far West Area. Sections of these Guidelines, such as the Industrial Area Guidelines and Civic and Institutional Guidelines are to be used when evaluating these land uses within the Far West Area. These guidelines are intended to be the means to incorporate the desired elements into subdivision design and covenants and restrictions as a condition of annexation or subdivision plat approval. Streets and Other Public Improvements Boulevards within a Residential development Boulevards Boulevards will provide vehicular, bicycle and pedestrian continuity between the existing developed portions of Elgin and the Far West Area, providing ready access to mixed-use commercial and civic areas from residential neighborhoods. Boulevards will be incorporated into developments as recommended as part of the Comprehensive Plan. In the Far West Area, the design of boulevards should consider the following: 1. Incorporate a significant public right-of-way to accommodate a landscaped setbacks and a location for off-street pathways, storm water management and public utilities. 2. The system should incorporate multi-use pathways adjacent to boulevards, to be shared by both pedestrians and cyclists. 3. Primary vehicle access points along boulevards should be limited. These access points should be separated from major intersections as much as possible to avoid conflicting traffic movements. 4. Limit intersections with boulevards to no more than four per mile. 5. A formal rhythm of over story (high canopy) trees should be established in the median and parkway. 6. Dense, medium-height shrubbery and possibly berms should be installed along adjacent residential areas. Evergreens should be included to provide seasonal interest through the cold weather months. 7. Special gateway features and landscaping should be established at major interchanges and intersections. 8. Landscaping features should be located to highlight destinations and define land use transitions. 9. Decorative fences and other barriers should be constructed of consistent and high quality materials to create a coordinated appearance along boulevards. No fencing or walls should occur within the landscaped setback, except as part of gateway features. Rt 20 Rt 72 Lenz Rd Switzer Rd Corron Rd Plank Rd Big Timber Rd Highland Ave Russell Rd Nesler Rd Water Rd (/ 20 Hopps Rd.-, 90 Bowes Rd Mc Donald Rd Big Timber Rd Page 11

10 Privacy fencing on private residential property adjacent to boulevards should be avoided. Streets A rectangular, largely interconnected street system similar to that within the traditional community areas in the City should be created. 1. In general, new blocks should be no more than eight hundred feet in length. 2. For new blocks platted longer than eight hundred feet, a mid-block pedestrian crosswalk through the block should be provided. 3. The use of cul-de-sacs is generally discouraged, except in limited locations where local streets would connect directly to limited-access roadways. 4. Street design should consider access to public transit. 5. Use traffic calming techniques on local streets to control traffic speed within residential areas and near community-oriented uses. 6. Cross-connections between planned and the existing county neighborhoods and adjacent commercial, civic and open space areas should be provided for vehicles, pedestrians and bicycles. Sidewalks Sidewalks are important elements in developing a comprehensive multi-modal circulation system throughout the Far West Area. Sidewalks Crosswalks The ability for residents to safely cross at intersections with collector and arterial streets is important. 1. All intersections of boulevards, arterials and collector streets should utilize marked crosswalks. 2. At signalized intersections, pedestrian activated crosswalks should be installed. 3. On wider streets (four or more travel lanes) the creation of a pedestrian median between lanes is desirable for pedestrian safety, reducing the psychological perception of street width. 1. Sidewalks should be provided on both sides of all collector and minor streets. 2. Sidewalks or multi-purpose paths should provide direct connections between residential neighborhoods and activity centers such as mixed-use commercial centers, schools and other institutions, and parks and trails. 3. A minimum of 4 foot wide sidewalks should be provided in residential neighborhoods. 4. Multipurpose paths should be a minimum of 8-10 feet in width. 5. Sidewalk design should facilitate access to public transit. Pedestrian median between lanes Utilities Utilities should be concealed from view to the extent feasible, and coordinated and attractive in appearance where visible. 1. Where practical, overhead utility lines along arterial rights-of-way should be located underground. Existing above ground utilities may be consolidated or re-located underground in phases. 2. Ground-mounted utility boxes should be concealed with shrubbery. 3. Traffic signals, directional signs, street signs, intersection lighting and support poles and arms should be incorporated into a coordinated system. Alleys The following should be considered when alleys are used in subdivision design. 1. Alleys should be at least 16 feet in improved, paved width. 2. To maintain visibility for social oversight, fences adjacent to alleys should be no higher than six feet. 3. Garages should be set back at least three feet from the edge of an alley. 4. Refuse should be stored in buildings or enclosures on concrete pads out of the alley right-of-way. Residential Neighborhoods A significant portion of the future development in the Far West Area will consist of residential land uses. Housing in the Far West Area should be varied and developed in neighborhoods that are inter-connected and closely linked to commercial, civic and open space areas, rather than in a series of physically isolated subdivisions or complexes. Site Planning New development should follow these basic guidelines: 1. Natural open space lands, historic and cultural features should be identified and addressed and conserved prior to land Preserve natural open space planning. 2. Developments should be designed to create distinct neighborhoods, ranging from 40 to 200 acres in size. These neighborhoods should be defined by the boulevard and open space system, and should feature a centrally located anchor, such as a school, park, commercial establishment, or civic amenity. 3. Neighborhoods should be designed as a system of interconnected streets, in a largely uninterrupted grid that connects to adjacent neighborhoods and mixed use commercial centers. 4. Existing county subdivisions (as of January 2000) must be buffered from new low density residential areas with compatibly sized lots platted at a density of not more than two dwellings per net acre. This transition zone surrounding existing county subdivisions should be not less than 500 feet in width. 5. Different housing types, styles and sizes should be intermingled within neighborhoods to provide a variety of housing choices. A ratio of 80% single family detached homes to 20% single family attached homes should be maintained. Page 12

11 6. Cluster designs with common open spaces are encouraged. Especially in planned developments, or where developers seek variations to development regulations, reserving at least 40% of each development for common open space is highly desirable. 7. Reserve adequate land for schools and parks, where applicable. 8. Capture scenic views and incorporate natural features as neighborhoods are planned. Terminate vistas with open spaces or civic buildings or monumental Single family homes features and landmarks, where appropriate. 9. Primary dwelling entrances should be clearly defined and face the street. The use of porches, stoops and other entryway features is encouraged. 10. Garages should be located to the rear, or at least be placed in a subordinate position to the main building façade. 11. A consistent front yard should be provided, maintaining a shallow front setback to encourage interaction between neighbors. 12. The width of the building face of a dwelling should not exceed the width of a typical residential structure on adjacent lots. Row-houses 13. New buildings should have finished heights within the range typically seen in adjacent neighborhood areas. 14. Drainage systems and storm water control measures should be designed to minimize infrastructure investment, replacement, and maintenance by utilizing best managements practices. These Storm water management designed as a focal point with recreation trails leading to housing areas. Storm water management and open space integrated with a neighborhood. Re-meandered stream channel restoration practices include: Encourage the infiltration of storm water by limiting the use of storm sewer pipe to situations where other drainage measures are not practical. Achieve or approach zero discharge for two-year storms. Integrate natural drainage features into the development plan or subdivision layout. Provide wet detention ponds or constructed wetland detention areas that are designed as a landscaping or open space feature, with natural side slopes and a natural shape. Utilize deep-rooted native plants to control erosion and to promote storm water infiltration. Minimize development impacts in flood prone areas Streetscape and Landscaping All residential neighborhood streets should incorporate planted parkways and other amenities. Consistent residential streetscape 1. A minimum parkway depth of three feet is desirable, especially where on-street parking is allowed. 2. Parkways should be sodded. Taller decorative plantings are discouraged for visibility and safety reasons. 3. Parkway trees should be provided, at least one every 40 feet, although they may be clustered as appropriate for a particular design. 4. Appropriate pedestrian amenities should be provided where streets connect to park and recreation facilities, public facilities and institutional uses. Pedestrian scale lighting, seating, and other conveniences such as trash receptacles would be appropriate. 5. Seek a non-structural approach to storm water management, with elements designed as natural open space features. 6. Significant landscape buffers, and Appropriate streetscape landscaping possibly berms, should be provided where residential areas are adjacent to arterial streets and boulevards. 7. Provide appropriate buffering and screening between dwellings and potentially incompatible land uses. 8. Visual consistency in paving treatments, mailbox posts and other private site improvements is strongly encouraged. 9. Individual or subdivision identity signage is encouraged, as opposed to multiple signage. Use of consistent streetscape and landscape elements within the public right-of-way to create a consistent visual identity for each neighborhood is encouraged. Page 13

12 Planned Single Family Residential Design Architectural Design and Quality/Value Dwellings should comply with the following guidelines in all new residential areas: 1. New facades should be well composed, and articulated with a variety of materials and planes. 2. New homes should maintain a consistent vocabulary of form, detail and materials and detailing throughout the structure, including side and rear elevations. Well composed and articulated facades 3. Homes should have side- or rear-loaded garages, with rear garages being most preferable. 4. Homes should have a covered front entry porch, with a minimum depth of 6-8 feet. 5. Larger wall and roof planes should include three-dimensional design features such as chimneys, balconies, bay windows or dormers. 6. Front doors should be prominent and visible from the public right-of-way, and include a front porch or portico, when appropriate with the architectural style. 7. Roof forms should be consistent on all parts of the house and garage (whether attached or detached). 8. External stairways, fences, trash enclosures and other accessory elements should be designed as integral parts of the home s architecture. 9. New residential projects will be evaluated based on their contribution towards achieving the collective policy goal and objective of increasing the quality and value of Elgin s overall housing stock. To achieve this goal the standards of this plan are anticipated to result in a minimum value of new single family detached housing units of $299,600 per dwelling unit, provided an overall average price of $354,100 is maintained in each development. Single story dwellings shall contain a minimum 2,000 square feet of living space and two story dwellings shall contain a minimum of 2,400 square feet. These housing values shall be adjusted annually based upon the Consumer Price Index with such further adjustments as are approved by the City Council to reflect actual increases in comparable housing values. Individual garage doors accessing each parking bay. Gable end of the garage roof line facing the street. A roof peak centered over a double wide garage door. Proportionately designed dormers. Side-entry garages 1. Side-entry garages should normally be designed and oriented to provide access to parking bays via a side or rear entry, with driveway access not crossing in front of the main entry to the residence. In this case, at least one-third of the garage width should be located behind the facade of the residence. 2. Side-entry garages designed and oriented to require driveway access crossing in front of the main entry to the residence should be limited to lots exceeding 20,000 square feet in area, and should be set back a minimum 40 feet from the street lot line. 3. Side-entry garages should feature gable ends, roof lines, window and door fenestration, and other architectural elements which match or complement those same design elements on the residence. Detached garage connected by breezeway Building Materials 1. In general, the selection of materials and colors should provide an enduring quality and enhance the architectural and massing concept of the building. 2. The use of traditional building materials in all new construction, including wood, stone, brick, cement fiber and stucco is recommended. These materials should be the primary materials used in residential construction. Synthetic cladding such as aluminum and vinyl siding and trim materials may also be used sparingly for accent elements. rather than as a primary exterior finish material, and in a durable heavy gauge material % of street facades and 50% of the sides and rears should employ the use of natural materials. 4. On corner lots, architectural materials should be consistent on readily visible elevations. Planned Multiple Family Residential Design Garages Garages should be designed and oriented to be a secondary element to the more prominent residential facade, when viewed from the street. Street-facing Garages: 1. Street-facing garages should be recessed a minimum 10 feet behind the main residential facade. However, residences with street-facing garages recessed less than 10 feet, but not less than 2 feet behind the main residential facade, should be allowed if the residence includes a front porch or portico; or if the garage includes one or more of the following features designed to complement the architectural style of the residence: Recessed street-facing garages Common open space Site Planning 1. In general, large multiple family developments are discouraged. Multiple family structures should be integrated into residential neighborhoods and mixed use commercial centers rather than isolated as stand-alone complexes. 2. Maintaining a percentage of each development for common open space is desirable. 3. In developments with more than one structure, sites should be improved to create usable common outdoor courtyards or plazas, passive landscape gardens, or other features. 4. Ground floor units should have direct access from streets or common public outdoor spaces. Page 14

13 5. Unit entrances and windows should be oriented to streets and common public outdoor areas to foster oversight and security. Orientation should be such that the long axis of the building should face the street. 6. Services for multiple family structures such as refuse containers, and transformers should not be visible from public areas. 7. Parking areas should be screened by buildings or landscaping. Long, unbroken rows of parking or garages should be avoided. Parking should be broken down throughout a large site into more discrete paved areas. Building Scale and Massing 1. The overall massing and scale of new multiple family structures should be compatible with surrounding land uses. 2. Single buildings and smaller multiple family complexes should maintain a height consistent with adjoining land uses. 3. In larger developments, buildings internal to the project site may reflect a greater building height, provided buildings that adjoin neighboring areas are similar in scale and height. Architectural Design and Quality/Value 1. Building forms should be articulated by varying roof heights and wall planes. Long, unbroken volumes and large, unarticulated wall and roof planes should be avoided. 2. Roof forms should be integral to the massing of buildings and cover the entire width and depth of the buildings. 3. False fronts, facades, and parapets applied to generic buildings should be avoided. Façade treatments should be applied to all faces of a structure and integral to the massing of the building. 4. Flat roofs should be avoided, except where parapet wall façades are a contextual element. 5. New residential projects will be evaluated based on their contribution towards achieving the collective policy goal and objective of increasing the quality and value of Elgin s overall housing stock. To achieve this goal the standards of this plan are anticipated to result in a minimum value of new single family attached housing units of $201,550 per dwelling unit, provided an overall average price of $245,130 is maintained in each development. Single family attached dwellings shall contain a minimum 1,400 square feet of living space. A variety of building d t l materials Well articulated primary facades These housing values shall be adjusted annually based upon the Consumer Price Index with such further adjustments as are approved by the City Council to reflect actual increases in comparable area housing values. Building Materials 1. In general, the selection of materials and colors should provide an enduring quality and enhance the architectural and massing concepts for the building. 2. The use of traditional building materials in new construction, including wood, stone, brick, cement fiber and stucco is recommended. These materials should be the primary materials used in residential construction. Synthetic cladding and trim materials such as aluminum and vinyl siding may be used sparingly for accent elements, rather than as a primary exterior finish material, and in a durable heavy gauge material. 3. Facades should employ the same vocabulary of materials, including window and door types that are appropriate to the vintage and style of the structure. 4. On corner lots, architectural materials should be consistent on both exposed elevations. Lighting Lighting should be designed as an integral feature to the building and/or site and follow the following guidelines: 1. Lighting should be mounted on architecturally designed posts at a height of 16 feet or less in height. 2. Free-standing and wall-mounted fixtures should incorporate cutoffs to screen the view of light sources from neighboring residential uses. 3. Fixtures and posts should be consistent throughout the project. Open Spaces and Natural Areas Recreational open space parks and recreational facilities from residential areas. Recreational Open Space Planning 1. Recreational open spaces should be well integrated into residential neighborhoods in the Far West Area as it develops. 2. Provide neighborhood scale parks with playground facilities within a minute walk of any residence within neighborhoods. 3. Provide larger open spaces and recreational facilities for organized sports activities in association with school campuses or adjacent to commercial centers, to maximize their accessibility. 4. Utilize multipurpose pathways adjacent to boulevards to provide system-wide connectivity. 5. Provide safe off-street connections to Page 15

14 6. Provide parks and recreation facilities in accordance with the Parks Master Plan as adopted by the City. Natural Open Space Planning 1. Natural open spaces should be proactively identified and made an integral part of the Far West Area as it develops. 2. Natural open space areas should be interconnected as a system of forest preserves, parks and school grounds through greenways and bicycle/pedestrian pathways that provide safe off-street access. 3. Migratory routes for wildlife should be preserved. Common open space Bike paths Planned natural open space 4. Natural open spaces should be retained and preserved where possible. National open spaces include stream corridors and their associated floodplains, wetlands, areas with very hydric soils, woodlands and areas with steep slopes. 5. Natural open space areas should be protected from developed areas with appropriate buffers, using either public rights-of-way or protective easements. 6. Woodland areas should be retained and preserved where possible. Woodland areas are comprised of contiguous groups of trees that are uniform in species composition, arrangement of age classes and condition to be a distinguishable, homogeneous unit. Page 16

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