Development Projects & Requests

Font Size: + -

Feedback Print

Pathway Court Apartments - Preliminary/Final Planned Unit Development, Rezoning and Comprehensive Land Use Plan Amendment

Three Leaf Partners has requested zoning approvals for a 220-unit apartment development on the vacant land adjacent to Immanuel Lutheran on Pathway Court.

GENERAL INFORMATION

The developer presented a request for 312 units at the April 3, 2024 Planning and Zoning Commission meeting and at the May 7, 2024 and May 21, 2024 City Council meetings.

The Planning and Zoning Commission made a positive motion to recommend the request, which failed due to the density and some members wanting single family homes at the subject property.
The City Council shared concerns with the density (multiple members suggested eliminating the buildings on the north side), rental units and safety of the Prairie Trail at the May 7, 2024 meeting. The petitioner reduced the number of units to 272 and at the May 21, 2024 City Council meeting the request was denied.

The developer requested a waiver from the one-year waiting period for resubmittals and was grant the approval at the August 6, 2024 City Council meeting. The density has been reduced to from 13.1 dwelling units per acre to 9.24 dwelling units per acre.

DEVELOPER HOSTED NEIGHBORHOOD MEETING

The developer hosted a neighborhood meeting on August 29, 2024. As a result of the meeting a list of Frequently Asked Questions has been created and answers are provided to the questions below.

The neighboring properties submitted a list of questions and City staff has provided responses, please see the attached document here: CLICK HERE.

NEXT STEPS:

Planning and Zoning Commission public hearing: October 2, 2024
City Council meeting for consideration: November 5, 2024

For questions regarding this request, please contact City Planner Elizabeth Maxwell at 815-356-3605.

FAQs

Is the development proposal on a fast track for zoning entitlements?

The developer submitted the first development request on January 30, 2024 and the public hearing was held on April 3, 2024. The request then went before the City Council for consideration on May 7, 2024 and May 21, 2024. The second development request was submitted on August 16, 2024. This is a typical timeline for a development request (average timeline is approximately four months).
Are roadways from the north being connected through the development to Pathway Court?

No, the roadways are not shown nor planned to extend Pathway Court to Walkup Avenue or to Sunset Terrace/Hill Drive. Planned Unit Developments are restricted to the approved site plans, so if a roadway is not illustrated then it cannot be built. An additional restrictive easement will be added along the property line to restrict any connection in the future.
Are the baseball fields being removed?

No, the baseball fields are on a different property adjacent to this site and would remain.
Will traffic from this development create a safety concern?

The traffic study was completed for 312 units (the first submittal request) and found that the existing roadway network is more than sufficient to accommodate the new vehicle trips. The project has been reduced to 220 units and a revised traffic study memo was completed. Vehicles from the proposed development will travel on Teckler Boulevard and South Commons Drive.

Main Street has a weekday evening peak of 1,212 vehicles traveling it daily and Route 14 has 2,101 vehicles. The proposed development will add 115 vehicles to the overall roadway network during the weekday evening peak timeframe.
Are there safety concerns near the bike path?

City staff has received permission from the property owner to remove brush adjacent to the bike path at South Commons Drive to provide more visibility for cyclists heading south on the Prairie Trail. Street signs have been added to the roadways to alert drivers of the bike path crossing at South Commons Drive. In addition, City staff is working with the Union Pacific Railroad to acquire their property at and south of this intersection to remove the train tracks. This would allow for future revisions to this intersection that could further improve visibility.
Is this development required to wait for other projects to lease out before it can move forward?

At the City Council meeting for the first request, there was a discussion on rental and owner-occupied residential units in Crystal Lake. The discussion included inquiries on lease rates of other recently approved multi-family developments. A developer has the legal right to request zoning entitlements and the City must process the request.

More »

Woodlore Townes I & II

Lennar continues to expand housing options in Crystal Lake with new townhomes at the entrances of Woodlore Estates. Located off of Routes 31 and 176, the townhomes bring 102 new units to the market. The townhomes are available for purchase and are under construction.

Woodlore Townes II

Rendering provided by Lennar.

Redwood

A 304-unit townhome apartment neighborhood is under construction. The rental community features a ranch townhome design that gives each resident their own attached garage and ADA accessible entrance. Located on Central Park Drive behind Walmart, this community is not age-restricted and will add a new housing product to Crystal Lake!

Redwood

Crystal Court Shopping Center Redevelopment - Water's Edge

A mixed-use redevelopment proposal for the Crystal Court Shopping Center (Water's Edge at Three Oaks) received final zoning entitlements. The plans showcase a center pedestrian-friendly boulevard connecting the traffic signal on Route 14 to the entrance to Three Oaks Recreation Area. The mixed-use development offers a variety of housing options, a shopping/dining destination and new park space that will extend the natural beauty of Three Oaks towards Route 14.

For more information on the development, please see the development website at:

https://www.watersedgecl.com/

Next Steps

The development team received permits to begin the development. The developer anticipates installing underground utilities over the winter and proceeding to construct the buildings in the spring of 2024.

Link to City Council agenda packet with plans: July 19th City Council

Link to PZC agenda packet with plans: July 19th, 2023 PZC

Link to City Council agenda packet with plans: August 15th, 2023 City Council

For more information regarding this development, please contact Katie Cowlin, Director of Community Development at (815) 356-3605 or kcowlin@crystallake.org.

Crystal Lake, IL

Common Searches:

Development Projects & Requests

Pathway Court Apartments - Preliminary/Final Planned Unit Development, Rezoning and Comprehensive Land Use Plan Amendment

FAQs

Woodlore Townes I & II

Redwood

Crystal Court Shopping Center Redevelopment - Water's Edge

Next Steps