Machesney Park commission backs 63-unit 'Legacy at Silo Ridge' with variances; unanimous vote to forward recommendation

Machesney Park — The Planning & Zoning Commission voted unanimously on its January agenda to forward a recommendation approving a rezoning, a special-use permit and multiple variances for a proposed 63-unit multifamily project called Legacy at Silo Ridge.

Community development staff presented the proposal as three identical two-story buildings with 21 units each, built by Next Generation Construction LLC. "Staff recommends approval of the special use permit for the Multi Family Planned Unit Development with 5 conditions of approval," Carrie, community development staff, told commissioners. The project would include a mix of studios, one-, two- and three-bedroom units and a combination of attached and detached garage options.

Why it matters: The developer and staff said the project addresses a local shortage of rental housing and would likely generate less traffic than a commercial use of the same site. Neighbors raised concerns about congestion, safety and street parking near the Vondale–Perryville intersection.

What staff recommended and why: Staff asked that sidewalks shown at 4 feet be widened to the code-required 5 feet and connected to the Perryville path and existing residential sidewalks. Carrie said the Village Engineer concurred that a traffic-impact study was unnecessary for this site because the intersection had been designed for potential commercial use, and staff therefore recommended a variance from that requirement.

Key design and variance requests: The commission approved requests to vary multifamily development standards on several points: - Garage parking: Code requires one garage stall per unit (63), but the plan proposes 41 garage stalls; staff recommended a variance because the site provides 119 total stalls (exceeding the bedroom-count minimum of 80), and layout and setback constraints limit attached garages. Applicant technical staff explained access drives and setbacks prevented providing a garage for every unit. - Window coverage: Code requires at least 20% of street-facing facade area be windows or doors on street-facing facades; staff said the narrow end facades will provide nearer 8% coverage and recommended a variance after the applicant added some windows. - Site coverage: The code limits site coverage to no more than 50% of lot area; staff said the proposal is about 62% site coverage but pointed to open space near the north end of the property and the wide right-of-way along Perryville in support of the variance.

Developer presentation and pricing: Nathan Watson, representing Next Generation, described the buildings as "townhouse style" and "high end." He said, "These are high end apartments. They will rent from about 1,800 to $2,500 a month," and described a design intent that places a green space through the middle of the development to provide functional open space and separation from the road.

Public comment and traffic concerns: Resident Nicole Incona told the commission she was concerned about added congestion at the nearby intersection and the effect on neighborhood streets, saying, "Street parking would be ridiculous." Staff responded that residential traffic patterns differ from commercial traffic patterns and that development of these lots had long been anticipated; staff argued the residential proposal could generate less traffic than a commercial use would have.

Commission action and next steps: After brief discussion and questions on setbacks, lighting and parking configuration, commissioners made motions to approve each item. The roll calls recorded unanimous approval among the four members present (Commissioners Dave Lubitsch, Klinger, Pfluger and Hankins). The items will go forward to the Planning & Economic Development meeting on Feb. 2 at 5:30 p.m. for further consideration.

Details: The plan proposes three two-story buildings totaling 63 units, roughly 119 on-site parking stalls (41 of them in garages), sidewalks planned at 4 feet that staff asked be widened to 5 feet, building-mounted down-projected lighting to limit spillover, and an internal road width of 24 feet. Staff recommended five conditions of approval tied to conformance with submitted plans, sidewalk width and connections, a landscape strip along Perryville, tree preservation as feasible, and coordination on pavement markings/turn-lane designation with the village and county.

What remains: The Commission approved the rezoning, special-use permit and variances and forwarded the recommendations to Planning & Economic Development on Feb. 2. Any final approvals or ordinance enactment will depend on subsequent hearings and the Village Board process.