SECTION 2 - RESIDENTIAL DESIGN GUIDELINES

1. Context for Design Tr

Randall Rd
Citizens input on Elgin’s “Visual Preferences” – Residential Areas

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
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• Houses of historic or distinct character - well-executed architectural styles g Tim
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Mc Lean Blvd
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• Row houses or town homes, in the style of traditional brick flats, and townhouses. rR
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31
Residential features or characteristics identified by citizens of Elgin to be avoided include:

• Very Narrow streets

• Insufficient parking within off-street lots (at multiple family residential)
• Front yards that are shallow or non existent Win
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Sparse landscaping
• Prominent or oversized garages and garage doors as the primary street façade feature
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Freestanding, cheaply constructed multiple family buildings Highla
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These principles were carefully considered in the development of the residential design guidelines. in A
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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 (/20
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

Randall Rd
distinguish on the basis of development design, based on time period of development. The development
Bowes Rd
and design distinctions between these two areas are largely the result of pre- and post-World War II
development patterns.

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 Hopps Rd

the character of each of these areas follows.

Mc Donald Rd

City of Elgin Design Guidelines – Part II Residential Guidelines

Page 3
Elgin Residential Character Areas
The area defined in this Figure encompasses the “Traditional” Community Area within the City of Elgin. Areas outside 2. Design Guidelines
this central portion of the community are more “Contemporary” in character.

Traditional Community Area

Residential Streets and Alleys
Within the Traditional Community Area, a
continuous grid pattern of streets is Universal Guidelines
common, with a co-mingling of single family
and multiple family housing and ready
access to commercial corridors. 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
Contemporary Community width.
Area
Within the Contemporary Sidewalks – Sidewalks are largely present, but vary in
Community Area, street patterns width throughout the area.
are more curvilinear and
1. A minimum of 4 foot wide sidewalks should be
circuitous, with multiple family
areas developed as discrete provided
developments and limited access 2. Multipurpose paths should be a minimum of six
to arterials and commercial areas. to eight feet in width.

Streetscape – All
residential neighborhood
streets should be provided with
planted parkways.

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.

City of Elgin Design Guidelines – Part II Residential Guidelines

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

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

City of Elgin Design Guidelines – Part II Residential Guidelines

Page 6
Trails and pathways - The following should be considered when pathways and trails for pedestrians Single Family Residential Design
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. Universal Guidelines
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 Site Planning – Elgin’s neighborhoods vary
pathways should be segregated by elevation or grade changes. widely with respect to single family residential lot
3. Minimum pavement widths should be 8-10 feet wide with a soft shoulder provided on either side. sizes, subdivision patterns, and building scales. New
4. Amenities such as appropriate landscaping, benches, trash receptacles and lighting should be development or infill development should follow these
provided along trails and pathways. 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
Uniform setback on street
typical residential structure on adjacent lots.
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.

City of Elgin Design Guidelines – Part II Residential Guidelines

Page 7
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 Representative traditional architectural styles
sides or rear of the primary structure.
7. Structures should meet the ground with a strong base, preferably with the main floor above grade. 1. The use of traditional building materials including wood, stone and brick is advocated. These
8. Front doors should be prominent, preferably through the use of a front porch or portico, as materials should be the primary materials used in residential design. Cladding and trim in synthetic
appropriate. materials should be used sparingly for accent elements, rather than for large exterior areas.
9. Roof forms should be consistent on all parts of the house and garage (whether attached or 2. All facades should employ the same vocabulary of materials, including window and door types that
detached). are appropriate to the vintage and style of the home.
10. Stairways, fences, trash enclosures and other accessory elements should be designed as integral 3. On corner lots, architectural materials should be consistent on both readily visible elevations.
parts of the home’s architecture.
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 1. Parking in the front yard should be avoided.
homes should maintain a consistent vocabulary of materials and detailing throughout the structure, drawing 2. Ideally, garages should be substantially set back from the front building line. In new
from an authentic style found elsewhere in the Traditional Community Area. 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
1. Guidelines written specifically for Elgin’s historic districts (The Elgin Design Guideline Manual for number of curb cuts.
Landmarks and Historic Districts) may be used as reference for development of new construction. 4. Entrances and windows, not garages, should be the dominant elements of front facades.
2. Several historic styles are present throughout the Traditional Community Area including: Queen 5. As illustrated below, the width of an attached or detached garage should be no more than 30%
Anne, Italianate, Four-Square, Farmhouse, Craftsman Bungalow. 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.

City of Elgin Design Guidelines – Part II Residential Guidelines

Page 8
Single Family Residential in Contemporary Community Area 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,
Building Materials – In general, the selection of materials and colors should provide an enduring provided buildings that adjoin neighboring areas are similar in scale and height.
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 Architectural Design – The design of new multiple family residential buildings should consider the
also be considered. Other materials such as metal or sheet materials, EIFS systems, and following:
composition roll roofing, that have an insubstantial quality, should be avoided. 1. Building forms should be articulated by varying roof heights and wall planes. Long, unbroken
2. All facades should employ the same vocabulary of materials, including window and door types that volumes and large, unarticulated wall and roof planes should not be permitted.
are appropriate to the vintage and style of the home. 2. Roof forms should be integral to the massing of buildings and cover the entire width and depth of
3. On corner lots, architectural materials should be consistent on both exposed elevations. 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

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
Multiple-Family Residential Design of new construction.
2. Several traditional styles and multiple family building types are present throughout the traditional
Universal Guidelines community area, including brick flats and courtyard buildings. The maintenance and rehabilitation of
these structures is encouraged.
Site Planning – Single Purpose Structures – Single purpose multiple family residential
structures should conform to the following guidelines: Building Materials – In general, the selection of materials and colors should provide an enduring
1. Ground floor units should have direct access from streets or common outdoor spaces. quality and enhance the architectural character of the building.
2. Unit entrances and windows should be oriented to streets and common outdoor areas to foster 1. The use of “traditional” building materials such as wood, stone and brick is encouraged. These
oversight and security. materials should be the primary materials used in multiple family residential design. Buildings
3. Services for multiple family developments such as refuse containers, and transformers, should not originally designed with obvious reference to a style or period should remain consistent with that
be visible from readily visible areas style or period during rehabilitation.
4. Parking areas should be screened by buildings or landscaping. Long, unbroken rows of parking or 2. Façades should employ the same vocabulary of materials, including window and door types that
detached garages should be avoided. Parking should be broken down throughout a large site into are appropriate to the vintage and style of the structure.
more discrete paved areas. 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.

City of Elgin Design Guidelines – Part II Residential Guidelines

Page 9
 Multiple Family Dwellings in Contemporary Community 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.
Multiple family dwellings in
2. Facades should employ the same vocabulary of
contemporary areas 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.

City of Elgin Design Guidelines – Part II Residential Guidelines

Page 10
 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

Randall Rd
Boulevards – Boulevards will provide Rt 72
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vehicular, bicycle and pedestrian be
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continuity between the existing developed
portions of Elgin and the Far West Area,
providing ready access to mixed-use

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commercial and civic areas from Bi
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residential neighborhoods. Boulevards will gh
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be incorporated into developments as
recommended as part of the
Comprehensive Plan.

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In the Far West Area, the design of Pla nk R
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boulevards should consider the following:

Muirhead Rd
1. Incorporate a significant public (/20
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right-of-way to accommodate a u ss

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landscaped setbacks and a
Boulevards within a
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storm water management and

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Dittman Rd
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Randall Rd
2. The system should incorporate multi-use pathways adjacent to boulevards, to be shared by both
pedestrians and cyclists. Bowes Rd

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. Lenz Rd
4. Limit intersections with boulevards to no more than four per mile. Hopps Rd

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5. A formal rhythm of over story (high canopy) trees should be established in the median and parkway.

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6. Dense, medium-height shrubbery and possibly berms should be installed along adjacent residential
Mc Donald Rd
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.

City of Elgin Design Guidelines – Part II Residential Guidelines

Page 11
Privacy fencing on private residential property adjacent to boulevards should be avoided. Utilities – Utilities should be concealed from view to the extent feasible, and coordinated and attractive
in appearance where visible.
Streets –A rectangular, largely interconnected street system similar to that within the traditional 1. Where practical, overhead utility lines along arterial rights-of-way should be located underground.
community areas in the City should be created. Existing above ground utilities may be consolidated or re-located underground in phases.
1. In general, new blocks should be no more than eight hundred feet in length. 2. Ground-mounted utility boxes should be concealed with shrubbery.
2. For new blocks platted longer than eight hundred feet, a mid-block pedestrian crosswalk through 3. Traffic signals, directional signs, street signs, intersection lighting and support poles and arms
the block should be provided. should be incorporated into a coordinated system.
3. The use of cul-de-sacs is generally discouraged, except in limited locations where local streets
would connect directly to limited-access roadways. Alleys – The following should be considered when alleys are used in subdivision design.
4. Street design should consider access to public transit. 1. Alleys should be at least 16 feet in improved, paved width.
5. Use traffic calming techniques on local streets to control traffic speed within residential areas and 2. To maintain visibility for social oversight, fences adjacent to alleys should be no higher than six feet.
near community-oriented uses. 3. Garages should be set back at least three feet from the edge of an alley.
6. Cross-connections between planned and the existing county neighborhoods and adjacent 4. Refuse should be stored in buildings or enclosures on concrete pads out of the alley right-of-way.
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 Residential Neighborhoods
system throughout the Far West Area.
A significant portion of the future development in the Far West Area will consist of residential land uses.
1. Sidewalks should be provided on both sides of Housing in the Far West Area should be varied and developed in neighborhoods that are inter-connected
all collector and minor streets. and closely linked to commercial, civic and open space areas, rather than in a series of physically isolated
2. Sidewalks or multi-purpose paths should subdivisions or complexes.
provide direct connections between residential
neighborhoods and activity centers such as Site Planning –New development should follow these basic guidelines:
mixed-use commercial centers, schools and 1. Natural open space lands, historic and
other institutions, and parks and trails. cultural features should be identified and
3. A minimum of 4 foot wide sidewalks should be addressed and conserved prior to land
provided in residential neighborhoods. planning.
4. Multipurpose paths should be a minimum of 8- 2. Developments should be designed to
10 feet in width. create distinct neighborhoods, ranging
5. Sidewalk design should facilitate access to from 40 to 200 acres in size. These
public transit. neighborhoods should be defined by the
Sidewalks boulevard and open space system, and
should feature a centrally located anchor,
Crosswalks – The ability for residents to such as a school, park, commercial
safely cross at intersections with collector and establishment, or civic amenity.
arterial streets is important. 3. Neighborhoods should be designed as a
1. All intersections of boulevards, arterials system of interconnected streets, in a
and collector streets should utilize marked largely uninterrupted grid that connects to
crosswalks. Preserve natural open space adjacent neighborhoods and mixed use
2. At signalized intersections, pedestrian commercial centers.
activated crosswalks should be installed. 4. Existing county subdivisions (as of January 2000) must be buffered from new “low density
3. On wider streets (four or more travel lanes) residential” areas with compatibly sized lots platted at a density of not more than two dwellings per
the creation of a pedestrian median net acre. This transition zone surrounding existing county subdivisions should be not less than 500
between lanes is desirable for pedestrian feet in width.
safety, reducing the psychological 5. Different housing types, styles and sizes should be intermingled within neighborhoods to provide a
perception of street width. Pedestrian median between lanes
variety of housing choices. A ratio of 80% single family detached homes to 20% single family
attached homes should be maintained.

City of Elgin Design Guidelines – Part II Residential Guidelines

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

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

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 5. Unit entrances and windows should be oriented to streets and common public outdoor areas to upon the Consumer Price Index with such further adjustments as are approved by the City Council
foster oversight and security. Orientation should be such that the long axis of the building should to reflect actual increases in comparable area housing values.
face the street.
6. Services for multiple family structures such as refuse containers, and transformers should not be Building Materials
visible from public areas. 1. In general, the selection of materials and colors should provide an enduring quality and enhance
7. Parking areas should be screened by buildings or landscaping. Long, unbroken rows of parking or the architectural and massing concepts for the building.
garages should be avoided. Parking should be broken down throughout a large site into more 2. The use of “traditional” building materials in new construction, including wood, stone, brick, cement
discrete paved areas. 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
Building Scale and Massing may be used sparingly for accent elements, rather than as a primary exterior finish material, and in
1. The overall massing and scale of a durable heavy gauge material.
new multiple family structures 3. Facades should employ the same vocabulary of materials, including window and door types that
should be compatible with are appropriate to the vintage and style of the structure.
surrounding land uses. 4. On corner lots, architectural materials should be consistent on both exposed elevations.
2. Single buildings and smaller
multiple family complexes should Lighting – Lighting should be designed as an integral feature to the building and/or site and follow the
maintain a height consistent with following guidelines:
adjoining land uses. 1. Lighting should be mounted on architecturally designed posts at a height of 16 feet or less in
3. In larger developments, buildings height.
internal to the project site may 2. Free-standing and wall-mounted fixtures should incorporate cutoffs to screen the view of light
reflect a greater building height, sources from neighboring residential uses.
provided buildings that adjoin 3. Fixtures and posts should be consistent throughout the project.
neighboring areas are similar in
scale and height.
Well articulated primary facades
Open Spaces and Natural Areas
Architectural Design and
Quality/Value Recreational Open Space Planning
1. Building forms should be articulated by varying roof heights and wall planes. Long, unbroken 1. Recreational open spaces should be well
volumes and large, unarticulated wall and roof planes should be avoided. integrated into residential neighborhoods
2. Roof forms should be integral to the massing of buildings and cover the entire width and depth of in the Far West Area as it develops.
the buildings. 2. Provide neighborhood scale parks with
3. False fronts, facades, and parapets applied to generic buildings should be avoided. Façade playground facilities within a 10-20
treatments should be applied to all faces of a structure minute walk of any residence within
and integral to the massing of the building. neighborhoods.
4. Flat roofs should be avoided, except where parapet wall 3. Provide larger open spaces and
façades are a contextual element. recreational facilities for organized sports
5. New residential projects will be evaluated based on their activities in association with school
contribution towards achieving the collective policy goal campuses or adjacent to commercial
and objective of increasing the quality and value of centers, to maximize their accessibility.
Elgin’s overall housing stock. To achieve this goal the 4. Utilize multipurpose pathways adjacent to
standards of this plan are anticipated to result in a boulevards to provide system-wide
minimum value of new single family attached housing Recreational open space connectivity.
units of $201,550 per dwelling unit, provided an overall 5. Provide safe off-street connections to
average price of $245,130 is maintained in each parks and recreational facilities from residential areas.
development. Single family attached dwellings shall
contain a minimum 1,400 square feet of living space.
These housing values shall be adjusted annually based
A variety of building
d t l materials

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 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 Common open space
bicycle/pedestrian pathways
that provide safe off-street access.
3. Migratory routes for wildlife should be preserved.

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.

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