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HomeMy WebLinkAbout09-183 ExhibitsEXHIBITS Exhibit A: Legal Description of Subject Property Exhibit B: Zoning Map and Preliminary Plat of Subdivision Exhibit C-1: PSFR2 Planned Single Family Residence District Zoning Ordinance (Narrow Lot) Exhibit C-2: PSFR2 Planned Single Family Residence District Zoning Ordinance (Standard Lot) Exhibit C-3: PMFR Planned Multiple Family Residence District Zoning Ordinance Exhibit C-4: PCF Planned Single Family Community Zoning Ordinance District Exhibit D: Preliminary Engineering Plans Exhibit D-1: Street Cross -Section Drawings for Damisch Road and Highland Avenue Exhibit J-1: Impact Fees and Contributions Exhibit A: legal description That part of the Southwest Quarter of Section 27, part of the East Half of Section 33 and part of Section 34, Township 42 North, Range 7 East of the Third Principal Meridian described as follows: Commencing at the most northerly corner of Lot 1, Block 3, Pingree Grove and Daniel Pingree's Addition to Pingree Grove, Kane County, Illinois; thence northeasterly along a line forming an angle of 63025'00" with the northwesterly extension of the northeasterly line of said Lot 1, 234.75 feet for a point of beginning; thence southwesterly along the last described course 234.75 feet to the northeast corner of said Lot 1; thence northwesterly along said northwesterly extension 66.0 feet; thence northeasterly along a line forming an angle of 116035'00" with the last, described course (measured counterclockwise therefrom) 17.89 feet to a line drawn parallel with and 16.0 feet northeasterly of the northeasterly line (measured at right angles thereto) of Block 2 of said Pingree Grove and Daniel Pingree's Addition to Pingree Grove; thence northwesterly along said parallel line, being also 16.0 feet northeasterly of and parallel with the northeasterly line of Lots 1 through 4 of Mrs. H.M. Pingree's Second Addition to Pingree Grove, Kane County, Illinois 652.04 feet to the northeasterly extension of the northwesterly line of said Lot 1; thence southwesterly along said northeasterly extension and northwesterly line forming an angle of 89°51'13" with the last described course (measured clockwise therefrom) 149.79 feet to the center line of Reinking Road; thence northerly along said center line forming an angle of 73056'24" with the last described course (measured counterclockwise therefrom) 1931.32 feet to the center line of Highland Avenue; thence easterly along said center line forming an angle of 82039'11" with the last described course (measured counterclockwise therefrom) 1770.58 feet to a line drawn parallel with and 792.0 feet (12.0 chains) easterly of the west line (measured at right angles thereto) of the Northwest Quarter of said Section 34; thence northerly along said parallel line forming an angle of 97051'22" with the last described course (measured clockwise therefrom) 1878.47 feet to the north line of said Northwest Quarter; thence westerly along said north line forming an angle of 89044'39" with the last described course (measured clockwise therefrom) 33.01 feet to a line drawn parallel and with 759.0 feet (11.50 chains) easterly of the west line (measured at right angles thereto) of the Southwest Quarter of said Section 27; thence northerly along said parallel line forming an angle of 90005'57" with the last described course (measured counterclockwise therefrom) 1321.48 feet to the north line of the South Half of said Southwest Quarter; thence easterly along said north line forming an angle of 89056'24" with the last described course (measured counterclockwise therefrom) 1888.88 feet to the northeast corner of said South Half; thence southerly along the east line of said South Half forming an angle of 89°54'51" with the last described course (measured counterclockwise therefrom) 1322.76 feet to the northwest corner of the Northwest Quarter of the Northeast Quarter of said Section 34; thence easterly along the north line of the Northwest Quarter of said Northeast Quarter forming an angle of 89°44'42" with the last described course (measured clockwise therefrom) 1316.18 feet to the northeast corner thereof; thence southerly along the east line of the Northwest Quarter of said Northeast Quarter forming an angle of 89020'09" with the last described course (measured counterclockwise therefrom) 1318.91 feet to the southeast corner thereof; thence westerly along the south line of the Northwest Quarter of said Northeast Quarter forming an angle of 90°36'43" with the last described course (measured counterclockwise therefrom) 1314.44 feet to the southwest corner thereof; thence southerly along the east line of the West Half of said Section 34 forming an angle of 90°32'14" with the last described course (measured clockwise therefrom) 3961.27 feet to the southeast corner of said West Half; thence westerly along the south line of said West Half forming an angle of 90026'34" with the last described course (measured counterclockwise therefrom) 1407.76 feet to the northeasterly line of the right of way of the Soo Line Railroad (formerly Chicago, Milwaukee, St.Paul and Pacific Railroad Company); thence northwesterly along said northeasterly line forming an angle of 158041'36" with the last described course (measured counterclockwise therefrom) 694.07 feet to a line drawn parallel ,with the northeasterly line of said Pingree Grove and Daniel Pingree's Addition to Pingree Grove from the point of beginning; thence northwesterly along said parallel line forming an angle of 142006'21" with the last described course (measured counterclockwise therefrom) 808.28 feet to the point of beginning, excepting therefrom that part of the Southeast Quarter of said Section 33 described as follows: Commencing at the most northerly corner of Lot 1, Block 3 of said Pingree Grove and Daniel Pingree's Addition to Pingree Grove; thence northwesterly along the northwesterly extension of the northeasterly line of said Lot 1, 66.0 feet; thence northeasterly along a line forming an angle of 116'35'00" with the last described course (measured counterclockwise therefrom) 17.89 feet to a line drawn parallel with and 16.0 feet northeasterly of the northeasterly line (measured at right angles thereto) of Block 2 of said Pingree Grove and Daniel Pingree's Addition to Pingree Grove; thence northwesterly along said parallel line, being also 16.0 feet northeasterly of and parallel with the northeasterly line of Lots 1 through 4 of said Mrs. H. M. Pingree's Second Addition to Pingree Grove 652.04 feet to the northeasterly extension of the northwesterly line of said Lot 1; thence southwesterly along said northeasterly extension and northwesterly line forming an angle of 89°51'13" with the last described course (measured clockwise therefrom 149.79 feet to the center line of Reinking Road for a point of beginning; thence northerly along said center line forming an angle of 73°56'24" with the last described course (measured counterclockwise therefrom) 165.55 feet to the northwest corner of a tract of land conveyed by Document 1991347; thence easterly along the northerly line of said tract at right angles to said center line 154.36 feet to the northeast corner thereof; thence southerly along an easterly line of said tract forming an angle of 89007'01" with the last described course (measured counterclockwise therefrom) 81.47 feet; thence southerly along an easterly line of said tract forming an angle of 169°09'46" with the last described course (measured counterclockwise therefrom) 39.66 feet; thence southwesterly along the southeasterly line of said tract 151.94 feet to the point of beginning, all in Rutland Township, Kane County, Illinois, together with that part of Highland Avenue and Reinking Road lying northerly and westerly of, respectively, and adjoining the foregoing, and; Those parts of Section 2 and Part of the East Half of Section 3, Township 41 North, Range 7 East of the Third Principal Meridian described as follows: Beginning at the northwest corner of the Northeast Fractional Quarter of said Section 2; thence East along the north line of said Northeast Fractional Quarter 378.84 feet (5.74 chains); thence South 8°00' East 3693.74 feet to the south line of said Section 2; thence westerly along said south line 3572.66 feet to the southwest corner of said Section 2; thence westerly along the south line of said Section 3, 1664.46 feet to the west line of the East 20 rods (330.0 feet) of the West Half of the East Half of said Section 3; thence northerly along said west line of the East 20 rods 2718.68 feet to the center line of U.S. Route No. 20; thence northeasterly along said center line 1993.74 feet to the westerly line of Grove Street in Daniel Pingree's Addition to Pingree Grove extended northerly; thence southerly along said extended westerly line and the westerly line of said Grove Street 198.19 feet to the southwest corner of said Grove Street; thence northeasterly along a southeasterly line of said Grove Street and the southeasterly line of Block 4 in said Daniel Pingree's Addition 889.64 feet to the center line of State Street in said Daniel Pingree's Addition; thence northwesterly along the center line of said State Street 287.21 feet to a point on the southerly line extended of premises conveyed to John H. Kelley by QuitClaim Deed dated November 15, 1890, and recorded January 14, 1891, as Document 34606, in Book 296, Page 19; thence northeasterly along said extended southerly line, the southerly line of said premises, and said southerly line extended 323.62 feet to the north line of the Northwest Fractional Quarter of said Section 2; thence easterly along said north line 1090.34 feet to the point of beginning, excepting therefrom that part thereof falling within the right of way of the Soo Line Railroad (formerly Chicago, Milwaukee, St. Paul and Pacific Railroad Company), in Plato Township, Kane County, Illinois, and also including; Lot 1 and the Easterly Half of Lot 2 in Block 4 of Daniel Pingree's Addition to Pingree Grove, Kane County, Illinois, in the Village of Pingree Grove, Kane County, Illinois, excepting from all of the foregoing described property those portions thereof currently falling within the Village of Pingree Grove corporate limits, as identified in Document No. 89197 recorded on April 26, 1907 at the Recorders Office in Kane County, Illinois (property commonly known as 4400 Damisch Road), and; That part of the Southeast Quarter of said Section 33 described as follows: Commencing at the most northerly corner of Lot 1, Block 3 of said Pingree Grove and Daniel Pingree's Addition to Pingree Grove; thence northwesterly along the northwesterly extension of the northeasterly line of said Lot 1, 66.0 feet; thence northeasterly along a line forming an angle of 116 degrees 35 minutes 00 seconds with the last described course (measured counter clockwise therefrom) 17.89 feet to a line drawn parallel with and 16.0 northeasterly of the northeasterly line (measured at right angles thereto) of Block 2 of said Pingree Grove and Daniel Pingree's Addition to Pingree Grove; thence northwesterly along said parallel line, being also 16.0 feet northeasterly and parallel with the northeasterly line of Lots 1 through 4 of said Mrs. H.M. Pingree's Second Addition to Pingree Grove, 652.04 feet to the northeasterly extension of the northwesterly line of said Lot 1; Thence southwesterly along said northeasterly extension and northwesterly line forming an angle of 89 degrees 51 minutes 13 seconds with the last described course (measured clockwise therefrom) 149.79 feet to the center line of Reinking Road for a point of beginning; thence northerly along said center line forming an angle of 73 degrees, 56 minutes, 24 seconds with the last described course (measured counter clockwise therefrom) 165.55 feet to the northwest corner of a tract of land conveyed by Document 1991347; thence easterly along the northerly line of said tract forming an angle of 89 degrees 07 minutes 01 seconds with the last described course (measured counter clockwise therefrom) 81.47 feet; thence southerly along an easterly line of said tract forming an angle of 169 degrees 09 minutes 46 seconds with the last described course (measured counter clockwise therefrom) 39.66 feet; thence southwesterly along the southeasterly line of said tract, 151.94 feet to the point of beginning, all in Rutland Township, Kane County, Illinois. Property commonly known as 1545 Reinking Road, and; That part of the Southwest Quarter of Section 34, Township 42 North, Range 7 East of the Third Principal Meridian, described as follows: Beginning at a point on the southeasterly line of the highway, north 32 degrees 13 minutes east, 171 feet and 9 inches from the northeast corner of Lot 1 in Block 3 of the Map of Pingree Grove, (said point being the northeast corner of the premises described in the deed to Matilda Squier dated March 24, 1892 and recorded June 6, 1892 as Document 46543 in Book 314, Page 599); thence continuing northeasterly along the southeasterly line of said highway, 63 feet; thence south 31 degrees 12 minutes east parallel with the easterly line of said Block 3 the northerly line of the Chicago, Milwaukee and St. Paul Railroad Company; thence northwesterly along the northerly line of said right of way, 95 feet more or less, to a point which is south 31 degrees 12 minutes east, 10.80 chains from the point of beginning; thence north 31 degrees 12 minutes west parallel with the easterly line of Block 3 aforesaid, 10.80 chains to the point of beginning, in the Village of Pingree Grove, Kane County, Illinois. Property commonly known as 1495 Damisch Road, and; Those parts of Section 2 and part of the east half of Section 3 Township 41 North Range 7 East of the Third Principal Meridian described as follows: Beginning at the northwest corner of the Northeast Fractional Quarter of said Section 2; thence east along the north line of said Northeast Fractional Quarter, 378.84 feet (5.74 chains); thence south 8 degrees 00 minutes east, 3693.74 feet to the south line of said Section 2; thence westerly along said south line, 3572.46 feet to the southwest corner of said Section 2; thence westerly along the south line of said Section 3, 1664.46 feet to the west line of the east 20 rods (330.0 feet0 of the West Half of the East Half of said Section 3; thence northerly along said west line of the east 20 rods, 2718.68 feet to the center line of U.S. Route No. 20; thence northeasterly along said center line, 1993.74 feet to the westerly line of Grove Street in Daniel Pingree's Addition to Pingree Grove extended northerly; thence southerly along said extended westerly line and the westerly line of said Grove Street, 198.19 feet to the southwest corner of said Grove Street; thence northeasterly along a southeasterly line of said Grove Street and the southeasterly line of Block 4 in said Daniel Pingree's Addition, 889.64 feet to the center line of State Street in said Daniel Pingree's Addition; thence northwesterly along the center line of said State Street, 287.21 feet to a point on the southerly line extended of premises conveyed to John H. Kelley by QuitClaim Deed dated November 15, 1890, and recorded January 14, 1891, as Document 34606, in Book 296, Page 19; thence northeasterly along said extended southerly line, the southerly line of said premises, and said southerly line extended, 323.62 feet to the north line of the Northwest Fractional Quarter of said Section 2; thence easterly along said north line, 1090.34 feet to the point of beginning, excepting therefrom that part thereof falling within the right of way of the Soo Line Railroad (formerly Chicago, Milwaukee, St. Paul and Pacific Railroad Company), in the Village of Pingree Grove and Plato Township, Kane County, Illinois, and also including; Lot 1 and the easterly half of Lot 2 in Block 4 of Daniel Pingree's Addition to Pingree Grove, Kane County, Illinois, in Plato Township, Kane County, Illinois, excepting from all of the foregoing described property those portions thereof falling within the City of Elgin Corporate Limits, as identified in Document No. 2004K059356 recorded on May 11, 2004 at the Recorder's Office in Kane County, Illinois, as shown. Property commonly known as 1300 and 1301 U.S. Route No. 20. 1[ >J W W ❑ ❑ ❑ J o o <[t ❑wZ 1 El ❑ i0 ❑ ❑ L'o zw<<ix uj ❑ ❑ ❑ ❑ o a 7❑oWQaWZ❑WW (J m N N N V m F❑N21L❑3111L¢❑ N w w ❑Q J 1 1 It1 1 -- ---- =Z xZ -3W I, J i ��. F W - F W JQ: Z - �> - » wQ z ❑ ❑ ❑ o Nw \> 0a OQwz> 0 rc� J J J J Z HO JEfl .I� o ZZN ��_\\ NO�FJ PJ� NiR' N❑N❑N❑N❑N❑N❑ WF O I-�JQ j o I-Qw �'FQQOQ c\O N L<az ap La"as lzafmlra Lm4ma❑a 00_ pp .i " ErJ� �JmZli �VP NF NH NQ NQ NQ NQ FZ❑Z❑❑❑ ❑ W° WU'p--- - WC7aN_ aN aN aZ aZ aZ aZ as aaaaa aEL pQja = J _ Om-mo I ''` ii itLm XLLro --- -- JmNN� I: i' - ILO- 3.0cq 1 '�. LL I i' i a , s. r f r _- FF in o ) I -- I` VL rs' Lo IN w �y..� Z 2 I- �/ W Z In 1 ¢ 0 EnMo� �I /� N 0 > ems' J>-ww Jj Ww ZNJJQQ Q j-�\ OFQQ_' J' U LL ❑Jooam W W J ^' orN o00 = !I! W a T CW RD ff T !� in 0 Z a C-1 Ordinance No. Gxx-09 AN ORDINANCE AMENDING ORDINANCE NO. G68-05 CLASSIFYING NEWLY ANNEXED TERRITORY IN THE PSFR2 PLANNED SINGLE FAMILY RESIDENCE DISTRICT (NARROW LOT NEIGHBORHOOD) (Pingree Creek Subdivision-4400 Damisch Road) WHEREAS, the territory herein described has been annexed to the City of Elgin; and WHEREAS, written application has been made to classify said territory as a Planned Development District; and WHEREAS, after due notice in the manner provided by law the Planning and Development Commission conducted a public hearing concerning said application and has submitted its written findings and recommendations; and WHEREAS, the City Council of the City of Elgin, Illinois, has reviewed the findings and recommendations of the Planning and Development Commission. NOW, THEREFORE, BE IT ORDAINED BY THE CITY COUNCIL OF THE CITY OF ELGIN, ILLINOIS that Ordinance No. G68-05 adopted by the City Council on July 27, 2005, be and is hereby amended in its entirety to read as follows: Section 1. That Chapter 19.07, Section 19.07.600 entitled "Zoning District Map" of the Elgin Municipal Code, 1976, as amended, be and the same is hereby further amended by adding thereto the following: The boundaries herein before laid out in the `Zoning District Map', as amended, be and are hereby altered by including in the PSFR2 Planned Single Family Residence District (Narrow Lot Neighborhood), the following described areas within the project area: Those areas on the attached Pingree Creek Zoning Map, prepared by Shaffer & Roland, hic., dated June 8, 2007, designated as 30'x 100', 40'x 100', 50'x 95' and 50'x 100' lots. Section 2. That the development of the PSFR2 Planned Single Family Residence District (Narrow Lot Neighborhood) as described in Section 1 shall be developed subject to the following provisions: A. Purpose and Intent. The purpose and intent of this PSFR2 zoning district (Narrow Lot Neighborhood) is to provide a planned urban residential environment of standardized high density for single family attached (duplexes and townhomes) and single family detached dwellings. The PSFR2 District is most similar to, but departs - 1 - from the standard requirements of the SFR2 Single Family Residential District, the TFR Two Family District, and the MFR Multiple Family Residence District. B. Supplementary Regulations. Any word or phrase contained herein, followed by the symbol "[SR]", shall be subject to the definitions and the additional interpretive requirements provided in Chapter 19.90, Supplementary Regulations, of the Elgin Municipal Code, 1976, as amended. The exclusion of such symbol shall not exempt such word or phrase from the applicable supplementary regulation. C. General Provisions. In this PSFR2 zoning district, the use and development of land and structures shall be subject to the provisions of Chapter 19.05, General Provisions, of the Elgin Municipal Code, 1976, as amended, and the terns, conditions and provisions of that certain Annexation Agreement dated as of February 25, 2004 between the City of Elgin and Pingree Creek, L.L.C., as amended (the "Annexation Agreement'). In the event of any conflicts or inconsistencies between the provisions of the Annexation Agreement and the provisions of this Ordinance, the provisions of the Annexation Agreement shall be controlling. D. Zoning Districts -Generally. In this PSFR2 zoning district, the use and development of land and structures shall be subject to the provisions of Chapter 19.07, Zoning Districts, of the Elgin Municipal Code, 1976, as amended, and the provisions of the Annexation Agreement. E. Location and Size of District. This PSFR2 zoning district should be located in substantial conformance to the official comprehensive plan. F. Land Use. In this PSFR2 zoning district, the use of land and structures shall be subject to the provisions of Chapter 19.10, Land Use, of the Elgin Municipal Code, 1976, as amended. The following enumerated land uses [SR] shall be the only land uses allowed as a permitted use [SR] in this PSFR2 District: Residence Division. 1. Single family detached dwellings [SR] (UNCL). 2. Two-family dwellings [SR] (UNCL). 3. Attached dwellings [SR] (UNCL). 4. Residential garage sales [SRI (UNCL). 5. Residential occupations [SR] (UNCL). 6. Residential outdoor storage of firewood [SR] (UNCL). 7. Residential parking areas [SR] (UNCL). Finance, Insurance, and Real Estate Division. 8. Development sales office [SR] (UNCL). Services Division. 9. Family residential care facility [SR] (8361). 10. Home child day care services [SR] (8351). Construction Division. -2- 11. Contractors office and equipment areas [SR] (UNCL). Transportation, Communication, and Utilities Division. 12. Radio and television antennas [SR] (UNCL). 13. Satellite dish antennas [SR] (UNCL). 14. Treatment, transmission, and distribution facilities: poles, wires, cables, conduits, laterals, vaults, pipes, mains, and valves" [SR] (UNCL). Miscellaneous Uses Division. 15. Fences and walls [SR] (UNCL). 16. Street graphics [SRj (UNCL), subject to the provisions of Chapter 19.50, Street Graphics, of the Elgin Zoning Ordinance. 17. Temporary uses [SR} (UNCL). 18. Accessory structures [SR] (UNCL) to the permitted uses allowed in this PSFR2 Planned Single Family Residence District, subject to the provisions of Section 19.12.500, Accessory Structures and Buildings, of the Elgin Zoning Ordinance. 19. Accessory uses [SR] (UNCL) to the permitted uses allowed in this PSFR2 Planned Single Family Residence District, subject to the provisions of Section 19.20.400, Component Land Uses, of the Elgin Zoning Ordinance. In this PSFR2 zoning district, the use of land and structures shall be subject to the provisions of Chapter 19.10, Land Use, of the Elgin Municipal Code, 1976, as amended. The following enumerated land uses [SR] shall be the only land uses allowed as a conditional use [SR] in this PSFR2 zoning district: Residences Division. 1. Conditional residential occupations [SR] (UNCL). Municipal Services Division. 2. Municipal facilities [SR] (UNCL) on a zoning lot containing less than two acres of land. Transportation, Communication, and Utilities Division. 3. Amateur radio antennas [SR] (UNCL). 4. Commercial antennas and antenna structures mounted on existing structures" [SRj (UNCL). 5. Commercial antenna tower [SR] (UNCL) 6. Other radio and television antennas [SR] (UNCL). 7. Other satellite dish antennas [SR] (UNCL). 8. Pipelines, except natural gas (461). 9. Railroad tracks (401). 10. Treatment, transmission and distribution facilities: equipment, equipment buildings, towers, exchanges, substations, regulators [SR] (UNCL). Miscellaneous Uses Division. 11. Planned developments [SR] (UNCL) on a zoning lot containing less than two acres of land, subject to the provisions of Chapter 19.60, Planned Developments, of the Elgin Zoning Ordinance. -3- 12. Accessory structures [SR] (UNCL) to the conditional uses allowed in this PSFR2 Planned Single Family Residence District, subject to the provisions of Chapter 19.12.500, Accessory structures and Buildings. 13. Accessory uses [SR] (UNCL) to the conditional uses allowed in this PSFR2 Single Family Residence District, subject to the provisions of Section 19.10. 400, Component Land Uses. G. Site Design - In this PSFR2 zoning district (Narrow Lot Neighborhood), the use and development of land and structures and the site design regulations shall be as provided in Chapter 19.12, Site Design of the Elgin Municipal Code, 1976, as amended, and as provided in this Ordinance, and in the Annexation Agreement. In this PSFR2 zoning district, the use and development of land and structures shall also be subject to the following conditions: General conformance with the Preliminary Plat booklet for Pingree Creek, prepared by Shodeen Inc., Otis Koglin Wilson Architects, and Sheaffer and Roland, Inc., dated January 28, 2004, as amended, including the following: a. Pingree Creek (Data Table), prepared by Shaffer & Roland, Inc., dated January 11, 2007. b. Preliminary Plan for Pingree Creek, prepared by Shaffer & Roland, Inc., last revised May 4, 2007. c. Village Neighborhood Vignettes (2 of 2), prepared by Otis Koglin Wilson, dated January 12, 2004. d. Pingree Creek Wayfinding Sign Plan, prepared by Otis Koglin Wilson, dated January 27, 2004. e. Pingree Creek Subdivision Preliminary Engineering, prepared by Sheaffer & Roland, Inc., dated May 4, 2007, including Street Cross -Section Drawings for Damisch Road and Highland Avenue. f. Pingree Creek Design Principles and Applications, dated January 28, 2004. g. Homes on 50'x95' and 50' x 100' Lots (Ashton, Bayberry, Biltmore, Chadsworth, Clybourn, Everleigh, Gates, Mapleton), dated January 28, 2004. h. Homes on 40' x 100' Lots (Armstrong, Chapman, Haller, Madison, Parker), dated January 28, 2004. i. Homes on 30' x 100' Lots (Alexander, Charlotte, Denver, Flagstaff, Potomac), dated January 28, 2004. j. Pingree Creek Single Family Home Landscaping, January 28, 2004. 2. Compliance with the provisions of the "Covenants, Conditions and Restrictions for Single Family Homes to be Constructed in Pingree Creek" as such document may be completed and amended as agreed to by the owner of the subject property and the Community Development Manager. 3. The elevations and fagades of the proposed rear and front loading garage single family products proposed by the Developer will be permitted to use any of the following exterior building materials: wood, stone, brick, stucco, EIFS, .024 gauge aluminum and vinyl on each wall facing a street. 4. Additional building elevations for residential structures to be constructed on the Subject Property may be authorized and approved by the city's Community Development Manager so long as any such additional building elevations are otherwise in compliance with the terms and provisions of this ordinance, the private covenants for the Subject Property, and the annexation agreement for the Subject Property. The blending of thirty (30) foot, forty (40) foot and fifty (50) foot lots within neighborhoods shall be permitted as long as the resulting densities are within the total density provided for in the Preliminary Plat of Pingree Creek referred to above. In the event the owner of the subject property proposes development of a phase or phases of the development which are not in general conformance with the foregoing listed site design conditions, the owner shall be required to submit a development plan to the city for review by the Planning and Development Commission and approval by the City Council. H. Off -Street Parking. In this PSFR2 zoning district, off street parking shall be subject to the provisions of Chapter 19.45, Off -Street Parking, of the Elgin Municipal Code, 1976, as amended. I. Off -Street Loading. In this PSFR2 zoning district, off street loading shall be subject to the provisions of Chapter 19.47, Off -Street Loading, of the Elgin Municipal Code, 1976, as amended. J. Signs. In this PSFR2 zoning district, signs shall be subject to the provisions of Chapter 19.50, Signs, of the Elgin Municipal Code, 1976, as amended. The development administrator may require, and may approve signs, including temporary model home and sales office signs and signs for uses associated therewith and for directions thereto, not otherwise provided by this title in support of the development. K. Amendments. In this PSFR2 zoning district, application for text and map amendments shall be subject to the provisions of Chapter 19.55, Amendments. A text and map amendment may be requested by an individual lot or property owner for a zoning lot without necessitating that all other property owners in this PSFR2 zoning district authorize such an application. L. Planned Developments. In this PSFR2 zoning district, a conditional use for a planned development may be requested by an individual lot or property owner for a -5- zoning lot without requiring an amendment to this PSFR2 zoning district and without necessitating that all other property owners in this PSFR2 zoning district authorize such an application. M. Conditional Uses. In this PSFR2 zoning district, application for conditional uses shall be subject to the provisions of Chapter 19.65 Conditional Uses, of the Elgin Municipal Code, 1976, as amended. A conditional use may be requested by an individual lot or property owner for a zoning lot without requiring an amendment to this PSFR2 zoning district and without necessitating that all other property owners in this PSFR2 zoning district authorize such an application. N. Variations. Any of the requirements of this ordinance may be varied by petition of a lot or property owner subject to this Ordinance, however, such variation is subject to the provisions of Section 19.70, Variations, of the Elgin Municipal Code, as may be amended. A variation maybe requested by an individual property owner for a zoning lot without requiring an amendment to this PSFR2 zoning district and without necessitating that all other property owners in this PSFR2 zoning district authorize such an application. O. Subdivisions — Generally. The subdivision of the subject property and development thereof shall comply with the subdivision regulations of the city, as amended, and the Plat Act of the State of Illinois, and the provisions of the Annexation Agreement. P. Appeals. Any requirement, determination, or interpretation associated with the administration and enforcement of the provisions of this ordinance may be appealed subject to the provisions of Chapter 19.75, Appeals, of the Elgin Municipal Code, 1976, as amended. Section 3. That this ordinance shall be full force and effect immediately after its passage in the manner provided by law. s/ Ed Schock, Mayor Presented: Passed: Vote: Yeas: Nays: Recorded: Published: Attest: s/ Diane Robertson, City Clerk -7- C-2 Ordinance No.Gxx-09 AN ORDINANCE AMENDING ORDINANCE NO. G72-05 CLASSIFYING NEWLY ANNEXED TERRITORY IN THE PSFR2 PLANNED SINGLE FAMILY RESIDENCE DISTRICT (STANDARD LOT NEIGHBORHOOD) (Pingree Creek Subdivision- 4400 Damisch Road) WHEREAS, the territory herein described has been annexed to the City of Elgin; and WHEREAS, written application has been made to classify said territory as a Planned Development District; and WHEREAS, after due notice in the manner provided by law the Planning and Development Commission conducted a public hearing concerning said application and has submitted its written findings and recommendations; and WHEREAS, the City Council of the City of Elgin, Illinois, has reviewed the findings and recommendations of the Planning and Development Commission. NOW, THEREFORE, BE IT ORDAINED BY THE CITY COUNCIL OF THE CITY OF ELGIN, ILLINOIS that Ordinance No. G72-05 adopted by the City Council on July 27, 2005, be and is hereby amended in its entirety to read as follows: Section 1. That Chapter 19.07, Section 19.07.600 entitled "Zoning District Map" of the Elgin Municipal Code, 1976, as amended, be and the same is hereby further amended by adding thereto the following: The boundaries herein before laid out in the `Zoning District Map', as amended, be and are hereby altered by including in the PSFR2 Planned Single Family Residence District (Standard Lot Neighborhood), the following described areas within the project area: 'those areas on the attached Pingree Creek Zoning Map, prepared by Shaffer & Roland, hic., dated June 8, 2007, designated as 60'x 100'and 80'x 100' lots. Section 2. That the development of the PSFR2 Planned Single Family Residence District (Standard Lot Neighborhood) as described in Section 1 shall be developed subject to the following provisions: A. Purpose and Intent. The purpose and intent of this PSFR2 zoning district (Standard Lot Neighborhood) is to provide a planned urban residential environment of standardized medium density for single family detached dwellings. The PSFR2 District is most similar to, but departs from the standard requirements of the SFR2 Single Family Residential District. B. Supplementary Regulations. Any word or phrase contained herein, followed by the symbol "[SR]", shall be subject to the definitions and the additional interpretive requirements provided in Chapter 19.90, Supplementary Regulations, of the Elgin Municipal Code, 1976, as amended. The exclusion of such symbol shall not exempt such word or phrase from the applicable supplementary regulation. C. General Provisions. In this PSFR2 zoning district, the use and development of land and structures shall be subject to the provisions of Chapter 19.05, General Provisions, of the Elgin Municipal Code, 1976, as amended, and the terms, conditions and provisions of that certain Annexation Agreement dated as of February 25, 2004 between the City of Elgin and Pingree Creek, L.L.C., as amended (the "Annexation Agreement'). In the event of any conflicts or inconsistencies between the provisions of the Annexation Agreement and the provisions of this Ordinance, the provisions of the Annexation Agreement shall be controlling. D. Zoning Districts -Generally. hi this PSFR2 zoning district, the use and development of land and structures shall be subject to the provisions of Chapter 19.07, Zoning Districts, of the Elgin Municipal Code, 1976, as amended, and the provisions of the Annexation Agreement. E. Location and Size of District. This PSFR2 zoning district should be located in substantial conformance to the official comprehensive plan. F. Land Use. In this PSFR2 zoning district, the use of land and structures shall be subject to the provisions of Chapter 19.10, Land Use, of the Elgin Municipal Code, 1976, as amended. The following enumerated "land uses" [SR] shall be the only land uses allowed as a "permitted use" [SR] in this PSFR2 District: Residence Division. 1. Single family detached dwellings [SR] (UNCL). 2. Residential garage sales [SR] (UNCL). 3. Residential occupations [SR] (UNCL). 4. Residential outdoor storage of firewood [SR] (UNCL). 5. Residential parking areas [SR] (UNCL). Finance, Insurance, and Real Estate Division. 6. Development sales office [SR] (UNCL). Services Division. 7. Family residential care facility [SR] (8361). 8. Home child day care services [SR] (8351). Construction Division. 9. Contractors office and equipment areas [SR] (UNCL). Transportation, Communication, and Utilities Division. 10. Radio and television antennas [SR] (UNCL). 11. Satellite dish antennas [SR] (UNCL). -2- 12. Treatment, transmission, and distribution facilities: poles, wires, cables, conduits, laterals, vaults, pipes, mains, and valves [SR] (UNCL). Miscellaneous Uses Division. 13. Fences and walls [SR] (UNCL). 14. Street graphics [SR] (UNCL), subject to the provisions of Chapter 19.50, Signs, of the Elgin Zoning Ordinance. 15. Temporary uses [SR] (UNCL). 16. Accessory structures [SR] (UNCL) to the permitted uses allowed in this PSFR2 Planned Single Family Residence District, subject to the provisions of Section 19.12.500, Accessory Structures and Buildings, of the Elgin Zoning Ordinance., 17. Accessory uses [SR] (UNCL) to the permitted uses allowed in this PSFR2 Planned Single Family Residence District, subject to the provisions of Section 19.20.400, Component Land Uses, of the Elgin Zoning Ordinance. In this PSFR2 zoning district, the use of land and structures shall be subject to the provisions of Chapter 19.10, Land Use, of the Elgin Municipal Code, 1976, as amended. The following enumerated land uses [SR] shall be the only land uses allowed as a conditional use [SR] in this PSFR2 zoning district: Residences Division. 1. Conditional residential occupations [SR] (UNCL). Municipal Services Division. 2. Municipal facilities [SR] (UNCL) on a zoning lot containing less than two acres of land. Transportation, Communication, and Utilities Division. 3. Amateur radio antennas [SR] (UNCL). 4. Commercial antennas and antenna structures mounted on existing structures" [SR] (UNCL). 5. Commercial antenna tower [SR] (UNCL) 6. Other radio and television antennas [SR] (UNCL). 7. Other satellite dish antennas [SR] (UNCL). 8. Pipelines, except natural gas (461). 9. Railroad tracks (401). 10. Treatment, transmission and distribution facilities: equipment, equipment buildings, towers, exchanges, substations, regulators [SR] (UNCL). Miscellaneous Uses Division. 11. Planned developments [SR] (UNCL) on a zoning lot containing less than two acres of land, subject to the provisions of Chapter 19.60, Planned Developments, of the Elgin Zoning Ordinance. 12. Accessory structures [SR] (UNCL) to the conditional uses allowed in this PSFR2 Planned Single Family Residence District, subject to the provisions of Chapter 19.12.500, Accessory structures and Buildings. -3- 13. Accessory uses [SR] (UNCL) to the conditional uses allowed in this PSFR2 Single Family Residence District, subject to the provisions of Section 19.10. 400, Component Land Uses. G. Site Design - In this PSFR2 zoning district (Standard Lot Neighborhood), the use and development of land and structures and the site design regulations shall be as provided in Chapter 19.12, Site Design, of the Elgin Municipal Code, 1976, as amended, and as provided in this Ordinance and in the Annexation Agreement. In this PSFR2 zoning district, the use and development of land and structures shall also be subject to the following conditions: General conformance with the Preliminary Plat booklet for Pingree Creek, prepared by Shodeen Inc., Otis Koglin Wilson Architects, and Sheaffer and Roland, Inc., dated January 28, 2004, as amended, including the following: a. Pingree Creek (Data Table), prepared by Shaffer & Roland, Inc., dated January 11, 2007. b. Preliminary Plan for Pingree Creek, prepared by Shaffer & Roland, Inc., last revised May 4, 2007. c. Village Neighborhood Vignettes (2 of 2), prepared by Otis Koglin Wilson, dated January 12, 2004. d. Pingree Creek Wayfinding Sign Plan, prepared by Otis Koglin Wilson, dated January 27, 2004. e. Pingree Creek Subdivision Preliminary Engineering, prepared by Sheaffer & Roland, hic., dated May 4, 2007, including Street Cross -Section Drawings for Damisch Road and Highland Avenue. £ Pingree Creek Design Principles and Applications, dated January 28, 2004. g. Homes on 80' x 100' Lots (Abbey, Brickenhall, Fieldstone, Fowler, Franklin, Franklin XL, Kendall, Remington, Thorndale, Trenton, Westchester), dated January 28, 2004. h. Homes on 60' x 100' Lots (Armstrong II, Chapman, Fabyan, Haller, Hampton, Parker, Payton, Shannon), dated January 28, 2004. i. Pingree Creek Single Family Home Landscaping, January 28, 2004. 2. Compliance with the provisions of the "Covenants, Conditions and Restrictions for Single Family Homes to be Constructed in Pingree Creek" as such document may be completed and amended as agreed to by the owner of the subject property and the Community Development Manager. 3. The elevations and fagades of the proposed rear and front loading garage single family products proposed by the Developer on the 60'x100' lots will be permitted to use any of the following exterior building materials: wood, stone, brick, stucco, EIFS, .024 gauge aluminum and vinyl on each wall facing a street. 4. The elevations and fagades of the products proposed by the Developer on the 80'x100' lots shall be developed in conformance with the open space policies included in the Far West Area Plan, dated January 26, 2000, which is an amendment to the Elgin Comprehensive Plan. 5. Additional building elevations for residential structures to be constructed on the Subject Property may be authorized and approved by the city's Community Development Manager so long as any such additional building elevations are otherwise in compliance with the terms and provisions of this ordinance, the private covenants for the Subject Property, and the annexation agreement for the Subject Property. In the event the owner of the subject property proposes development of a phase or phases of the development which are not in general conformance with the foregoing listed site design conditions, the owner shall be required to submit a development plan to the city for review by the Planning and Development Commission and approval by the City Council. H. Off -Street Parking. In this PSFR2 zoning district, off street parking shall be subject to the provisions of Chapter 19.45, Off -Street Parking, of the Elgin Municipal Code, 1976, as amended. I. Off -Street Loading. In this PSFR2 zoning district, off street loading shall be subject to the provisions of Chapter 19.47, Off -Street Loading, of the Elgin Municipal Code, 1976, as amended. J. Signs. In this PSFR2 zoning district, signs shall be subject to the provisions of` Chapter 19.50, Signs, of the Elgin Municipal Code, 1976, as amended. The development administrator may require, and may approve signs, including temporary model home and sales office signs and signs for uses associated therewith and for directions thereto, not otherwise provided by this title in support of the development. K. Amendments. In this PSFR2 zoning district, application for text and map amendments shall be subject to the provisions of Chapter 19.55, Amendments. A text and map amendment may be requested by an individual lot or property owner for a zoning lot without necessitating that all other property owners in this PSFR2 zoning district authorize such an application. L. Planned Developments. In this PSFR2 zoning district, a conditional use for a planned development may be requested by an individual lot or property owner for a zoning lot without requiring an amendment to this PSFR2 zoning district and without -5- necessitating that all other property owners in this PSFR2 zoning district authorize such an application. M. Conditional Uses. In this PSFR2 zoning district, application for conditional uses shall be subject to the provisions of Chapter 19.65 Conditional Uses, of the Elgin Municipal Code, 1976, as amended. A conditional use may be requested by an individual lot or property owner for a zoning lot without requiring an amendment to this PSFR2 zoning district and without necessitating that all other property owners in this PSFR2 zoning district authorize such an application. N. Variations. Any of the requirements of this ordinance may be varied by petition of a lot or property owner subject to this Ordinance, however, such variation is subject to the provisions of Section 19.70, Variations, of the Elgin Municipal Code, as may be amended. A variation may be requested by an individual property owner for a zoning lot without requiring an amendment to this PSFR2 zoning district and without necessitating that all other property owners in this PSFR2 zoning district authorize such an application. O. Subdivisions — Generally. The subdivision of the subject property and development thereof shall comply with the subdivision regulations of the city, as amended, and the Plat Act of the State of Illinois, and the provisions of the Annexation Agreement. P. Appeals. Any requirement, determination, or interpretation associated with the administration and enforcement of the provisions of this ordinance may be appealed subject to the provisions of Chapter 19.75, Appeals, of the Elgin Municipal Code, 1976, as amended. Section 3. That this ordinance shall be full force and effect immediately after its passage in the manner provided by law. Presented: Passed: Vote: Yeas: Nays: Recorded: Published: Attest: s/ Diane Robertson, City Clerk s/ Ed Schock, Mayor -6- - S Ordinance No.Gxx-09 AN ORDINANCE AMENDING ORDINANCE NO. G70-05 CLASSIFYING NEWLY ANNEXED TERRITORY IN THE PMFR PLANNED MULTIPLE FAMILY RESIDENCE DISTRICT (Pingree Creek Subdivision- 4400 Damisch Road) WHEREAS, the territory herein described has been annexed to the City of Elgin; and WHEREAS, written application has been made to classify said territory as a PMFR Planned Development District; and WHEREAS, after due notice in the manner provided by law the Planning and Development Commission conducted public hearings concerning said application and has submitted its written findings and recommendations; and WHEREAS, the City Council of the City of Elgin, Illinois, has reviewed the findings and recommendations of the Planning and Development Commission. NOW, THEREFORE, BE IT ORDAINED BY THE CITY COUNCIL OF THE CITY OF ELGIN, ILLINOIS that Ordinance G70-05 adopted by the City Council on July 27, 2005, be and is hereby amended in its entirety to read as follows: Section 1. That Chapter 19.07, Section 19.07.600 entitled "Zoning District Map" of the Elgin Municipal Code, 1976, as amended, be and the same is hereby further amended by adding thereto the following: The boundaries herein before laid out in the `Zoning District Map', as amended, be and are hereby altered by including in the PMFR Planned Multiple Family Residence District, the following described areas within the project area: Those areas on the attached Pingree Creek Zoning Map, prepared by Shaffer & Roland, Inc., dated June 8, 2007, designated as multi -family (18 units/acre). Section 2. That the City Council of the City of Elgin hereby grants the PMFR Planned Multiple Family Residential District which shall be designed, developed, and operated subject to the following provisions: A. Purpose and Intent. The purpose and intent of this PMFR zoning district is to provide a planned urban residential environment for multiple family dwellings. The PMFR District is most similar to, but departs from the standard requirements of, the MFR Multiple Family Residential District. B. Supplementary Regulations. Any word or phrase contained herein, followed by the symbol "[SR]", shall be subject to the definitions and the additional interpretive requirements provided in Chapter 19.90, Supplementary Regulations of the Elgin Municipal Code, 1976, as amended. The exclusion of such symbol shall not exempt such word or phrase from the applicable supplementary regulation. C. General Provisions. In this PMFR zoning district, the use and development of land and structures shall be subject to the provisions of Chapter 19.05, General Provisions, of the Elgin Municipal Code, 1976, as amended, and the terms, conditions and provisions of that certain Annexation Agreement dated as of February 25, 2004 between the City of Elgin and Pingree Creek, L.L.C., as amended (the "Annexation Agreement'). In the event of any conflicts or inconsistencies between the provisions of the Annexation Agreement and the provisions of this Ordinance, the provisions of the Annexation Agreement shall be controlling. D. Zoning Districts -Generally. In this PMFR zoning district, the use and development of land and structures shall be subject to the provisions of Chapter 19.07, Zoning Districts, of the Elgin Municipal Code, 1976, as amended, and the provisions of the Annexation Agreement. E. Location and Size of District. This PMFR zoning district should be located in substantial conformance to the official comprehensive plan. F. Land Use. In this PMFR zoning district, the use of land and structures shall be subject to the provisions of Chapter 19.10, Land Use, of the Elgin Municipal Code, 1976, as amended. The following enumerated "land uses" [SR] shall be the only land uses allowed as a "permitted use" [SR] in this PMFR District: Residence Division. 1. Multiple family dwellings [SR] (UNCL). 2. Residential garage sales [SR] (UNCL). 3. Residential occupations [SR] (UNCL). 4. Residential outdoor storage of firewood [SR] (UNCL). 5. Residential parking areas [SR] (UNCL). 6. Residential storage [SR] (UNCL). 7. Residential storage of trucks or buses [SRI (UNCL). Municipal Services Division. 8. Public parks, recreation, open space (UNCL) on a "zoning lot' [SR] containing less than two acres of land. Finance, Insurance, and Real Estate Division. 9. Development sales office [SR] (UNCL). Services Division. 10. Family residential care facility [SR] (8361). 11. Home child day care services [SR] (8351). 12. Residential Care Facility [SR] -2- Construction Division. 13. Contractors office and equipment areas [SR] (UNCL). Transportation, Communication, and Utilities Division. 14. Amateur radio antennas [SR] (UNCL). 15. Commercial antennas and antenna structures mounted on existing structures [SR] (UNCL). 16. Radio and television antennas [SR] (UNCL). 17. Satellite dish antennas [SR] (UNCL). 18. Treatment, transmission, and distribution facilities: poles, wires, cables, conduits, laterals, -vaults, pipes, mains, and valves [SR] (UNCL). Miscellaneous Uses Division. 19. Fences and walls [SR] (UNCL). 20. Parking lots [SR] (UNCL), exclusively "accessory" [SR], subject to the provisions of Chapter 19.45, Off Street Parking. 21. Refuse collection area [SR] 22. Street graphics [SR] (UNCL), subject to the provisions of Chapter 19.50, Street Graphics. 23. Temporary uses [SR] (UNCL). 24. Accessory structures [SR] (UNCL) to the permitted uses allowed in this PSFRI Planned Single Family Residence District, subject to the provisions of Section 19.12.500, Accessory Structures and Buildings. 25. Accessory uses [SR] (UNCL) to the permitted uses allowed in this PSFRl Planned Single Family Residence District, subject to the provisions of Section 19.20.400, Component Land Uses. In this PMFR zoning district, the use of land and structures shall be subject to the provisions of Chapter 19.10, Land Use, of the Elgin Municipal Code, 1976, as amended. The following enumerated "land uses" [SR] shall be the only land uses allowed as a "conditional use" [SR] in this PMFR zoning district: Residences Division. 1. Conditional residential occupations [SR] (UNCL). Municipal Services Division. 2. Municipal facilities [SR] (UNCL) on a zoning lot containing less than two acres of land. Transportation, Communication, and Utilities Division. 3. Conditional commercial antennas and antenna structures mounted on existing structures [SR] (UNCL). 4. Conditional commercial antenna tower [SR] (UNCL) 5. Other radio and television antennas [SR] (UNCL). 6. Other satellite dish antennas [SR] (UNCL). 7. Pipelines, except natural gas (461). 8. Treatment, transmission and distribution facilities: equipment, equipment buildings, towers, exchanges, substations, regulators [SR] (UNCL). -3- Miscellaneous Uses Division. 9. Parking structures [SR] (UNCL), exclusively "accessory" [SR]. 10. Planned developments [SR] (UNCL) on a zoning lot containing less than two acres of land, subject to the provisions of Chapter 19.60, Planned Developments. 11. Accessory structures [SR] (UNCL) to the conditional uses allowed in this PSFRI Planned Single Family Residence District, subject to the provisions of Chapter 19.12.500, Accessory structures and Buildings. 12. Accessory uses [SR] (UNCL) to the conditional uses allowed in this PSFRI Single Family Residence District, subject to the provisions of Section 19.10. 400, Component Land Uses. G. Site Design - In this PMFR zoning district, the use and development of land and structures and the site design regulations shall be as provided in Chapter 19.12, Site Design, of the Elgin Municipal Code, 1976, as amended, and as provided in this Ordinance, and in the Annexation Agreement. hi this PMFR zoning district, the use and development of land and structures shall also be subject to the following conditions: 1. General conformance with the Preliminary Plat booklet for Pingree Creek, prepared by Shodeen Inc., Otis Koglin Wilson Architects, and Sheaffer and Roland, Inc., dated January 28, 2004, as amended, including the following: a. Pingree Creek (Data Table), prepared by Shaffer & Roland, Inc., dated January 11, 2007. b. Preliminary Plan for Pingree Creek, prepared by Shaffer & Roland, Inc., last revised May 4, 2007. c. Village Neighborhood Vignettes (2 of 2), prepared by Otis Koglin Wilson, dated January 12, 2004. d. Pingree Creek Wayfinding Sign Plan, prepared by Otis Koglin Wilson, dated January 27, 2004. e. Pingree Creek Subdivision Preliminary Engineering, prepared by Sheaffer & Roland, Inc., dated May 4, 2007, including Street Cross - Section Drawings for Damisch Road and Highland Avenue. f. Pingree Creek Design Principles and Applications, dated January 28, 2004. In the event the owner of the subject property proposes development of a phase or phases of the development which are not in general conformance with the foregoing listed site design conditions, the owner shall be required to submit a development plan to the city for review by the Planning and Development Commission and approval by the City Council. H. Off-street Parking. In this PMFR zoning district, off street parking shall be subject to 1e the provisions of Chapter 19.45, Off-street Parking, of the Elgin Municipal Code, 1976, as amended. I. Off-street Loading. In this PMFR zoning district, off street loading shall be subject to the provisions of Chapter 19.47, Off-street Loading, of the Elgin Municipal Code, 1976, as amended. J. Signs. In this PMFR zoning district, signs shall be subject to the provisions of Chapter 19.50, Signs, of the Elgin Municipal Code, 1976, as amended. The development administrator may require, and may approve signs, including temporary model home and sales office signs and signs for uses associated therewith and for directions thereto, not otherwise provided by this title in support of the development. K. Amendments. In this PMFR zoning district, application for text and map amendments shall be subject to the provisions of Chapter 19.55, Amendments. A text and map amendment may be requested by an individual lot or property owner for a zoning lot without necessitating that all other property owners in this PMFR zoning district authorize such an application. L. Planned Developments. In this PMFR zoning district, a conditional use for a planned development may be requested by an individual lot or property owner for a zoning lot without requiring an amendment to this PMFR zoning district and without necessitating that all other property owners in this PMFR zoning district authorize such an application. M. Conditional Uses. In this PMFR zoning district, application for conditional uses shall be subject to the provisions of Chapter 19.65 Conditional Uses, of the Elgin Municipal Code, 1976, as amended. A conditional use may be requested by an individual lot or property owner for a zoning lot without requiring an amendment to this PMFR zoning district and without necessitating that all other property owners in this PMFR zoning district authorize such an application. N. Variations. Any of the requirements of this ordinance may be varied by petition of a lot or property owner subject to this Ordinance, however, such variation is subject to the provisions of Section 19.70, Variations, of the Elgin Municipal Code, as may be amended. A variation may be requested by an individual property owner for a zoning lot without requiring an amendment to this PMFR zoning district and without necessitating that all other property owners in this PSFRI zoning district authorize such an application. O. Subdivisions — Generally. The subdivision of the subject property and development thereof shall comply with the subdivision regulations of the city, as amended, the Plat Act of the State of Illinois, and the provisions of the Annexation Agreement. P. Appeals. Any requirement, determination, or interpretation associated with the administration and enforcement of the provisions of this ordinance may be appealed -5- subject to the provisions of Chapter 19.75, Appeals, of the Elgin Municipal Code, 1976, as amended. Section 3. That this ordinance shall be full force and effect immediately after its passage in the manner provided by law. Presented: Passed: Vote: Yeas: Nays: Recorded: Published: Attest: s/ Diane Robertson, City Clerk N s/ Ed Schock, Mayor C�L- Ordinance No. Gxx-09 AN ORDINANCE AMENDING ORDINANCE NO. G69-05 CLASSIFYING NEWLY ANNEXED TERRITORY IN THE PCF PLANNED COMMUNITY FACILITY DISTRICT (Pingree Creek Subdivision-4400 Damisch Road) WHEREAS, the territory herein described has been annexed to the City of Elgin; and WHEREAS, written application has been made to classify said territory as a Planned Development District; and WHEREAS, after due notice in the manner provided by law the Planning and Development Commission conducted public hearings concerning said application and has submitted its written findings and recommendations; and WHEREAS, the City Council of the City of Elgin, Illinois, has reviewed the findings and recommendations of the Planning and Development Commission. NOW, THEREFORE, BE IT ORDAINED BY THE CITY COUNCIL OF THE CITY OF ELGIN, ILLINOIS that Ordinance No. G69-05 adopted by the City Council on July 27, 2005 be and is hereby amended in its entirety to read as follows: Section 1. That Chapter 19.07, Section 19.07.600 entitled "Zoning District Map" of the Elgin Municipal Code, 1976, as amended, be and the same is hereby further amended by adding thereto the following: The boundaries herein before laid out in the `Zoning District Map', as amended, be and are hereby altered by including in the PCF Planned Community Facility District, the following described areas within the project area: Those areas on the attached Pingree Creek Zoning Map prepared by Shaeffer & Roland, Inc., dated June 8, 2007, designated as pool and recreation center, school, park, greenspace, and wetland. Section 2. That the City Council of the City of Elgin hereby grants the PCF Planned Community Facility District which shall be designed, developed, and operated subject to the following provisions: A. Purpose and Intent. The purpose and intent of this PCF zoning district is to provide a planned environment for various types of community facilities. In general, community facilities provide governmental, recreational, educational, health, social, religious, and transportation services to the community on a for - profit or on a not -for -profit basis. B. Supplementary Regulations. Any word or phrase contained herein, followed by the symbol "[SRj", shall be subject to the definitions and the additional interpretive requirements provided in Chapter 19.90, Supplementary Regulations of the Elgin Municipal Code, 1976, as amended. The exclusion of such symbol shall not exempt such word or phrase from the applicable supplementary regulation. C. General Provisions. In this PCF zoning district, the use and development of land and structures shall be subject to the provisions of Chapter 19.05, General Provisions, of the Elgin Municipal Code, 1976, as amended, and the terms, conditions and provisions of that certain Annexation Agreement dated as of February 25, 2004 between the City of Elgin and Pingree Creek, L.L.C., as amended (the "Annexation Agreement'). In the event of any conflicts or inconsistencies between the provisions of the Annexation Agreement and the provisions of this Ordinance, the provisions of the Annexation Agreement shall be controlling. D. Zoning Districts - Generally. In this PCF zoning district, the use and development of land and structures shall be subject to the provisions of Chapter 19.07, Zoning Districts, of the Elgin Municipal Code, 1976, as amended, and the provisions of the Annexation Agreement. E. Location and Size of District. This PCF zoning district should be located in substantial conformance to the official comprehensive plan. F. Land Use. In this PCF zoning district, the use of land and structures shall be subject to the provisions of Chapter 19.10, Land Use of the Elgin Municipal Code, 1976, as amended. The following enumerated "land uses" [SRj shall be the only land uses allowed as a "permitted use" [SRj in this PCF zoning district: Permitted Uses. The following enumerated land uses shall be the only land uses allowed as a permitted use in the CF Community Facility District: Municipal Services Division. 1. Municipal facilities [SR] (UNCL). 2. Public parks, recreation, open space [SRj (UNCL). Public Administration Division. 3. Public administration (J). 4. Justice, public order, and safety (92). Finance, Insurance, and Real Estate Division. 5. Development sales office [SRj (UNCL). Services Division. 6. Elementary and secondary schools (821). 7. Museums, art galleries and botanical and zoological gardens (841). -2- 8. Public Libraries (823). 9. Swimming Pools and Recreation Clubs (7997). Construction Division. 10. Contractors office and equipment areas [SR] (UNCL). Transportation, Communication and Utilities Division. 11. Commercial antennas and antenna structures mounted on existing structures" [SR] (UNCL). 12. Radio and television antennas" [SR] (UNCL). 13. Satellite dish antennas [SR] (UNCL). 14. Treatment, transmission, and distribution facilities: poles, wires, cables, conduits, laterals, vaults, pipes, mains, and valves [SRI (UNCL). Miscellaneous Uses Division. 15. Fences and walls [SR] (UNCL). 16. Loading facilities [SR] (UNCL), exclusively "accessory" [SR], subject to the provisions of Chapter 19.47, Off Street Loading. 17. Parking lots [SR] (UNCL), exclusively "accessory" [SR] to a use allowed in this PCF zoning district, subject to the provisions of Chapter 19.45, Off Street Parking. 18. Parking structures [SR] (UNCL), exclusively "accessory" [SR] to a use allowed in this PCF zoning district, subject to the provisions of Chapter 19.45, Off Street Parking. 19. Refuse collection area [SRI. 20. Storage Tanks" [SR] (UNCL). 21. Street Graphics [SR] (UNCL), subject to the provisions of Chapter 19.50, Street Graphics. 22. Temporary uses [SR] (UNCL). 23. Accessory structures [SR] (UNCL) to the permitted uses allowed in this PCF Community Facility District, subject to the provisions of Section 19.12.500, Accessory Structures and Buildings. 24. Accessory uses [SR] (UNCL) to the permitted uses allowed in this PCF Community Facility District, subject to the provisions of Section 19.10.400, Component Land Uses. Conditional Uses. The following enumerated land uses shall be the only land uses allowed as a conditional use in this PCF Community Facility District: Services Division. 1. Arenas, sports fields, and stadiums (UNCL). 2. Child day care services (835). 3. Institutional child day care services [SR] (8351). 4. Job training and vocational rehabilitation service. 5. Social services not elsewhere classified (839). 6. Sporting and recreational camps (7032). Transportation, Communication and Utilities Division. 1911 7. Conditional commercial antennas and antenna structures mounted on existing structures [SR] (UNCL). 8. Conditional Commercial Antenna Tower [SR] (UNCL). 9. Electric power generation (UNCL). 10. Local and suburban passenger transportation operators (411). 11. Local and suburban transit and interurban highway passenger transportation facilities for passenger boarding (417). 12. Other radio and television antennas [SR] (UNCL). 13. Other satellite dish antennas [SR] (UNCL). 14. Pipelines, except natural gas (461). 15. Refuse systems (4953). 16. Treatment, transmission, and distribution facilities: equipment, equipment buildings, towers, exchanges, substations, regulators [SR] (UNCL). Miscellaneous Uses Division. 17. Parking lots [SR] (UNCL), subject to the provisions of Chapter 19.45, Off -Street Parking. 18. Parking structures [SR] (UNCL). 19. Planned developments [SR] on a "zoning lot" [SR] containing less than two acres of land, subject to the provisions of Chapter 19.60, Planned Developments. 20. Accessory structures [SR] (UNCL) to the conditional uses allowed in this PCF Community Facility District, subject to the provisions of Section 19.12.500, Accessory Structures and Buildings. 21. Accessory uses [SR] (UNCL) to the conditional uses allowed in this PCF Community Facility District, subject to the provisions of Section 19.10.400, Component Land Uses. G. Site Design. hi this PCF zoning district, the use and development of land and structures and the site design regulations shall be as provided in Chapter 19.12, Site Design, of the Elgin Municipal Code, 1976, as amended, and as provided in this Ordinance, and in the Annexation Agreement. In this PCF zoning district, the use and development of land and structures shall also be subject to the following condition: 1. General conformance with the Preliminary Plat booklet for Pingree Creek, prepared by Shodeen Inc., Otis Koglin Wilson Architects, and Sheaffer and Roland, Inc., dated January 28, 2004, as amended, including the following: a. Pingree Creek (Data Table), prepared by Shaffer & Roland, Inc., dated January 11, 2007. b. Preliminary Plan for Pingree Creek, prepared by Shaffer & Roland, hic., last revised May 4, 2007. ME c. Village Neighborhood Vignettes (2 of 2), prepared by Otis Koglin Wilson, dated January 12, 2004. d. Pingree Creek Wayfinding Sign Plan, prepared by Otis Koglin Wilson, dated January 27, 2004. e. Pingree Creek Subdivision Preliminary Engineering, prepared by Sheaffer & Roland, Inc., dated May 4, 2007, including Street Cross - Section Drawings for Damisch Road and Highland Avenue. f. Pingree Creek Design Principles and Applications, dated January 28, 2004. In the event the owner of the subject property proposes development of a phase or phases of the development which are not in general conformance with the foregoing listed site design conditions, the owner shall be required to submit a development plan to the city for review by the Planning and Development Commission and approval by the City Council. H. Off-street Parking. In this PCF zoning district, off street parking shall be subject to the provisions of Chapter 19.45, Off-street Parking, of the Elgin Municipal Code, 1976, as amended. I. Off-street Loading. In this PCF zoning district, off-street loading shall be subject to the provisions of Chapter 19.47, Off-street Loading of the Elgin Municipal Code, 1976, as amended. I Signs. In this PCF zoning district, signs shall be subject to the provisions of Chapter 19.50, Signs of the Elgin Municipal Code, 1976, as amended. The development administrator may require, and may approve signs not otherwise provided by this title in support of the development. K. Amendments. In this PCF zoning district, application for text and map amendments shall be subject to the provisions of Chapter 19.55, Amendments. A text and map amendment may be requested by an individual lot or property owner for a zoning lot without necessitating that all other property owners in this PCF zoning district authorize such an application. L. Planned Developments. In this PCF District, a conditional use for a planned development may be requested by an individual lot or property owner for a zoning lot without requiring an amendment to this PCF zoning district and without necessitating that all other property owners in this PCF zoning district authorize such an application. M. Conditional Uses. In this PCF zoning district, application for conditional uses shall be subject to the provisions of Chapter 19.65 Conditional Uses of the Elgin Municipal Code, 1976, as amended. A conditional use may be requested by an individual lot or property owner for a zoning lot without requiring an amendment -5- to this PCF zoning district and without necessitating that all other property owners in this PCF zoning district authorize such an application- N. Variations. In this PCF zoning district, application for variation shall be subject to the provisions of Chapter 19.70, Variations of the Elgin Municipal Code, 1976, as amended. Any of the requirements of this ordinance may be varied by petition of a lot or property owner for a zoning lot without requiring an amendment to this PCF zoning district and without necessitating that all other property owners in this PCF zoning district authorize such an application. O. Subdivisions — Generally. The subdivision of the subject property and development thereof shall comply with the subdivision regulations of the city, as amended, and the Plat Act of the State of Illinois, and the provisions of the Annexation Agreement. P. Appeals. Any requirement, determination, or interpretation associated with the administration and enforcement of the provisions of this ordinance may be appealed subject to the provisions of Chapter 19.75, Appeals of the Elgin Municipal Code, 1976, as amended. Section 3. That this ordinance shall be full force and effect immediately after its passage in the manner provided by law. Presented: Passed: Vote: Yeas: Nays: Recorded: Published: Attest: s/ Diane Robertson, City Clerk s/ Ed Schock, Mayor M PINGREE CREEK SUBDIVISION MANE COIINTV,ILLXJOIS PRELIMINARY ENGINEERING ).FQM -'. — .1 FORCE MAIN M MWI WELLWATER MAIN EXISTING WATER MAIN WATER MAIN —� WATER SERVICE CONNECTION • EXISTING VALVE VAULT 8 PROPOSED VALVE VAULT WATER MAIN VALVE VAULT LOCATION (PROFILE ONLY) ' EXISTING FIRE HYDRANT R PROPOSED FIRE HYDRANT -- - EXISTING STORM SEDER PRIVATE STORM SEAR ---R—� PROPOSED STORM SEVER �r--II SUMP PUMP DRAIN PIPE 0 SCRAP PUMP SERVICE CONNECTION • SUMP PUMP AUNCDON BOX EXISTING MANHOLE SI PROPOSED MANHOLE . EXISTING INLET ■ PROPOSED WILEY ' EXISTING CATCH BASIN PROPOSED CATCH BASIN EXISITING FLARED END SECTION v FLARED END SEC70N EXISTING SANITARY SEWER H--►- PROPOSED SANITARY SEVER SANITARY SERVICE CONNECTION R SANITARY SERVICE RISER SS SPECIAL SANITARY SERVICE FLBOO.00 GUTTER FLOWLLNE ELEVATION (FT) EOP800.30 EDGE OF PAVEMENT ELEVATION (FT) TC500.50 TOP OF CURB ELEVATION (FT) CPBOO.OD CLAY PAD ELEVATION (FT) 71`800.30 TOP OF FOUNDATION ELEVATION (FT) LO/N0600.50 LOOK CUT OR WALK OUT ELEVATION (FT) _.. EXISTING CONTOUR(FT) PROPOSED CONTOUR (FT) I� CURB SPILLOUT li UTUTT SLEEVES K STREET LIGHT SAN MH:X%X% STRUCTURE NUMBER �A3 STRUCTURE INFORMATION w a BFNCflMARKS_ ELEVATION REFERENFF MARKS RMI-KANE COUNTY BENCHMARK 7-71 SECTION 11-41-7 FOUND CHISELED SQUARE ON THE SOUTH END OF THE CONCRETE HEADWALL LOCATED AT THE SOUTHEAST CORNER OF ROUTE 20 & SMTZER ROAD. ELEVATION . 910.04 (NOW 29 DATUM) RM2-KANE COUNTY BENCHMARK 8-131 (1947) SECTION 12-41-7 FOUND DISC SET VERTICALLY IN CONCRETE FENCE POST 2• % 2• LOCATED ON THE NORTH SIDE OF ROUTE 20 30.7 MILES NORTHWESTERLY OF COMBS ROAD. ELEVATION - 908.10 (NGVD 29 DATUM) PROJECT FIEVANON REFERENCE MARKS TBM4-SET RAILROAD SPIKE IN THE WEST FACE OF THE SECOND UTUTY POLE SOUTH OF HIGHLAND AVENUE ON THE WEST SIDE OF COMBS ROAD. ELEVATION = 937.97 TEM14-SET RAILROAD SPIKE IN THE SOUTH FACE OF THE SECOND UTILITY POE EAST OF SMTZER ROAD ON THE NORM SIDE OF ROUTE 20. ELEVATION = 91515 u PIllMve_ yr[[CrvA. _.. Wtir Ipree Wo NrmCgc wo1R ��rRc Menlyp L ri 4e M[Quaau p LRe PINGREE CREEK SUBDIVISION — Renrsen Ra ' i' CONTACTS: OWNER: SHO-DEEM, INC. 17 NORTH FIRST STREET GENEVA, IWNOIS 60134 TEL. (630) 232-8570 WAFMG ENGINEER: }�C SHEAFFER k ROLAND. INC. 321 STEVENS STREET %OVLE SUITE R GENEVA. IWNOIS 60134 v U �[n (630) 208-9898 CITY: CITY OF ELGIN PUBLIC WORKS 1900 HOMES ROAD ELGIN. IWN01S 60123 &OP (847) 697-3160 te4 6A4� WATER DEPARTMENT (647) 931-6154 CALL BEFORE NORTHERN ILLINOS GAS COMPANY YOU DIG 300 WEST TERRA GOTTA AVENUE CRYSTAL LAKE. IWNOIS 60048 (647) 816-5368 AT&T 316 RONA JEAN PARKWAY STREAMWCOD. ILLINOIS 60107 (BIS) 417-8922 CONED 1500 FRANKLIN BOULEVARD LIBERTYVLLE. ILUNOS 60048 MAD PO BOX 328 ELGIN. IWNDIS 60121 (647) 742-2068 �4'4 4r PRBYRMLY BIFE PLAN - I PREIENARY &TIE P4AN - E PRE NMY SITE MN - 3 PRE M/A P 81ARY 811E PLAM - PRELIMINARY SITE m IN - a PREL - -A'NARYSITE PLAN - 7 SHEET INDEX SHEET NO. DRAWING TITLE 1 COVER & DRAWING INDEX 2 GENERAL NOTES 3 ELGIN NOTES 4 PRELIMINARY SITE PLAN - 1 5 PRELIMINARY SITE PLAN - 2 6 PRELIMINARY SITE PLAN - 3 7 PRELIMINARY SITE PLAN - 4 9 PRELIMINARY SITE PLAN — 5 9 PRELIMINARY SITE PLAN - 6 10 PRELIMINARY SITE PLAN - 7 11 - LIGHTING DETAILS 12 MISCELLANEOUS DETAILS v` t['[�rvy rvi TIEY PLANS NEE PREPARED UNDER MY DIRECT SUPERWSCN �N - AB. NFYFA:G M RT B. KVER INN015 RECIS RED PROFESSIQYAL ENGINEER re'4,1"'1� r4�9- 62055930 NO. �iii EXPIRES: NOY M. M]7 IBI,RFNFORCE MAIN MN wAM WELLWATER MAIN EXISIIING WATER MAIN L' WATER MAIN —I� WATER SERVICE CONNECTION • EXISTING VALVE VAULT A PROPOSED VALVE VAULT WATER MAIN VALVE VAULT LOCATON (PROFILE ONLY) EXISTING FIRE HYDRANT A PROPOSED FIRE HYDRANT '--^ - - EXISTING STORM SEWER —M—yf PRIVATE STORM $EWER PROPOSED STORM SEWER � D SUMP PUMP DRAIN PIPE 0 SUMP PUMP SERVICE CONNECTION • SUMP PUMP MNCTON BOX EXISTING MANHOLE 61 PROPOSED MANHOLE EXISTING INLET ■ PROPOSED INLET ` EXISTING CATCH BASIN PROPOSED CATCH BASIN EXISITING FLARED ENO SECTON .. FLARED END SECTION ` EXISTING SANITARY $EWER —�--�— PROPOSED SANITARY SEWER SANITARY SERVICE CONNECTION R SANITARY SERVICE RISER SS SPECIAL SANITARY SERVICE FLBCGOO GUTTER FLOWUME ELEVATOR (R) EOPS00.30 EDGE OF PAVEMENT ELEVATION (FT) TC800.50 TOP OF CURB ELEVATION (FT) CPMGOO CLAY PAD ELEVATION (FT) TFBOO.w TOP OF FOUNDATION ELEVATION (FT) LO/WOSOO.50 WOL( OUT OR WALK CUT ELEVATION (R) EXISTING CONTOUR (FT) 'Boy/ PROPOSED CONTOUR (FT) r CURB SPILLOUT UTIMT' SLEEVES Y STREET LIGHT SAN MN:X%XX STRUCTURE NUMBER ou m STRUCTURE INFORMATION PINGREE CREEK SUBDIVISION MANE COUNTY, ILLINOIS PRELIMINARY ENGINEERING pnry %ab E Plank% PINGREE CREEK SUBDIVISION u Pre_rom �L[ 1 4ilLw4 !IIg9 0.J h(12 U zg`, ryN. aePA m _. TM A- li •`pp eo,RNMX ieW �rNmQ^r WAY �9h/a�4y r Mcpwen Q y y .. Plankgfl ww,d, 0.tl PMw anu.a3u___— a CONTACTS: OMER: SHO-OEEN. INC. 17 NORTH FIRST STREET GENEVA. ILLINOIS 60134 TEL (630) 232-8570 WARNHG ENGINEER: ipXN SHEAPFER & ROLAND. INC. 321 STEVENS STREET XOLIE SUITE R GENEVA. IWNgS 60134 (630) 208-98M CITY. CITY OF ELGIN PUBLIC WORKS HOMES ROAD EL 4 ELM. WPP-PPi•6Y1' 61 VWN01560123 G0 WATER DEPARTMENT (647) 931-6154 CALL BEFORE NORTHERN IWNOIS GAS COMPANY YOU DIG EN.i PRELWARY ERE PLAN - 1 PRFIARURY SITE PLAN - Y SHEET INDEX SHEET NO. DRAWING TITLE 1 COVER & DRAWING INDEX 2 GENERAL NOTES 3 ELGN NOTES 4 PRELIMINARY SITE PLAN - 1 5 PRELIMINARY SITE PLAN - 2 6 PRELIMINARY SITE PLAN - 3 7 PRELIMINARY SITE PLAN - 4 9 PRELIMINARY SITE PLAN - 5 9 PRELIMINARY SITE PLAN - 6 10 PRELIMINARY SITE PLAN - 7 11 LIGHTING DETAILS 12 MISCELLANEOUS DETAILS EXISTING TOPOGRAPHIC SURVEY AT PROECT BOUNDARY 300 WEST TERRA GOTTA AVENUE PREINARY SITE RAR - 3 i PREPARED RY A.A. CONNE JANUARY 2006 CRYSTAL LAKE, ILLINOIS 60048 (847) 816-5368 y AT&T 5 316 ROMA JEAN PARKWAY Y STREAMWOOD, IUUNA$ 60107 PRELIMINARY 811EP 1-1- BENCHMARKS (615) 417-8922 Y LIIE PLOP - ELEVATCN REFERENCE MARKS CONED 1500 FRANKLIN BCIILEVARO RMITHANE BENCHMARK 7-01 SECTION 11-OCA FOUND CHISELED SOUARE DBERTYVUE, IWNOVS WMB SOUTH EN G5L ON THE SOUTi END OF THE CONCRETE HEAOW<LL LOCATED AT THE SOUTHEAST PRELIMINARY SITE x - E CORNER OF ROUT: 20 & SWTZER ROAD. FRNiO •reuV,rrr THESE PLANS KERE PREPARED UNDER MY DIRECT $UPERNAON ELEVATION - 910.04 (NGVD 29 DATUM) PO BOX 325 ELGIN, P Y SITE PLAN - 2 5 ;Eyre- !) tt Q RM2-RARE DDDNBENCHMARK 8-131 (194]) SECTION -41-] FOUND DISC SET W IN01560121 08 ELGIN I42-28 VERTICALLY IN CONCRETE FENCE POST 2- X 2' LOCATED ON THE NORTH SIDE OF 3f'. 06Ra :t M RY 6. -ILA 20 *0.7 MILES NORTHV£SMELY OF COMBS ROAD. - - -' ` IWNDIS REDS ENGINEER ELEVATON - 99BAO (NGVD 29 DATUM) tr'. �'••IL""00 N0�62O5 930ONu PRO.ICCT ELEVATON REFERENCE MARKS EXPIRES: NOV. W. 2007 6 F RAILROAD SPIKE IN ME WEST FACE OF THE SECOND UTILITY POLE SOUTH HIGHLAND OHIGI OF LMID AVENUE ON THE NEST SIDE OF COMBS ROAD. ELEVATION 937.97 3 MM14-SET RNLROAD SPIKE IN THE SOUTH FACE OF THE SECOND UTUTY POLE EAST OF SNITZER ROAD ON THE MORN SIDE OF ROUT: 20. 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W a E PONDB //, / j ! / LLF 3€ HWL 910.5 - OUTLET 906,1 / / !• /' / I ''I N W a g _ z _ W - BOTTOM 9050 / m E a 6 9 TOB 912,5 / / / %ca / I3 y F 1 FFn s� 1 , r s. PONDC 'I 1> x WL - H91020'� tow Ciw s� � l ll -- % (!' PONDCULTET HWL O�oE BOTTOM 9040 'I 4 .• (�/1 z — � 70B 91220 ' I 1 E BOTTOM 8940 Z Z.m OUTLEi 8950 w jI roB,9ozoz — --- ------ w z maw 1 1 — — d a I � I t POND G . \ � / % POND J HWL 91037 \ HWL 596. 07 -_-- Z NWL 905 5 k - OUTLET 891 _... OUTLET 5 .BOTTOM Ba6.0 Y a i TOB 91249 - / \ o -- TOB. 8a. 98 .POND F, O— NL ra os / �'.b '. / •\ OTTOM 8 / I i a OwC I — I I , p - Pao{ ,�I `III \ .,.,_, o""^ue � ...,._- � 1� •-�.--,•- i h--e '....�. /- // _.III _ { PRELIM I/ IV _� - 4 �12 1 1I { III / i �C .h I I ! wo 1 cn ^=11 I o 1 P DH I1I III I 05A7 I f l., IE 902 50 TTOM 'T09 901,47 i LL tl ui , I I I I I I 1 I I I I "ram i ��' /��• �,�`RV .,. --_ _�zF� OUTLET 904.75 OUTIET 902.0 � u 2 7 0'0 POW R >` N�',�, HA Soso ��/ •'/ •�-A \ _ - z 0p J It�> w K All MULTI FAMILY,` 12 ACRES �. �' /�`//` % so o so z o..re q12 `,� ,'� �, / �. �,. • \ y/, \ SC F x rEEr Its - \ )ND-a- HIIIt 990 \Ox ads MULTI —FAMILY \�, ��/ /\: \y/\��. ep w n n z ACRES I m M LL a 0 a N W N x a �J ;POND > M oar �� / /` // `• �� ,1, //`. .may' NHWLwL s900, 9zo „saw M w o / Y \ - ✓ ,� ',U �� �%j m o z zn MULTI —FAMILY N Z z zm n - �; z orb .J f Ch ` Z \\ POND L \ HWL 900.0 � i J NWL 8970 i.. W s w z _ s w a \- \ Res, OwAY07 FFRECT xR AYIIN CM. 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