HomeMy WebLinkAboutG1-01 (2)Ordinance No. G1-01
AN ORDINANCE
RECLASSIFYING PROPERTY FROM
MFR MULTIPLE FAMILY RESIDENCE DISTRICT
TO PRB PLANNED RESIDENCE BUSINESS DISTRICT
1280 Hunter Drive)
WHEREAS, written application has been made to reclassify
certain property located at 1280 Hunter Drive from MFR Multiple
Family Residence District to PRB Planned Residence Business
District; and
WHEREAS, the Planning and Development Commission has
conducted a public hearing concerning said application and has
submitted its written findings and recommendation that the
subject property be reclassified; and
WHEREAS, the City Council of the City has reviewed the
findings and recommendation of the Planning and Development
Commission and concurs in such recommendations .
NOW, THEREFORE, BE IT ORDAINED BY THE CITY COUNCIL OF THE
CITY OF ELGIN, ILLINOIS :
Section 1 . That Chapter 19 . 08 , Section 19 . 08 . 020
entitled "Zoning District Map" of the Elgin Municipal Code, as
amended, be and the same is hereby further amended by adding
thereto the following paragraph:
The boundaries hereinafter laid out in the ` Zoning
District Map' , as amended, be and are hereby altered by
including in the PRB Planned Residence Business
District the following described property:
THOSE PARTS OF THE SOUTHEAST QUARTER OF THE
SOUTHEAST QUARTER OF SECTION 7, AND THE NORTHEAST
QUARTER OF THE NORTHEAST QUARTER OF SECTION 18 ,
TOWNSHIP 41 NORTH, RANGE 9 EAST OF THE THIRD PRINCIPAL
MERIDIAN LYING SOUTHERLY OF STATE ROUTE 58 , NORTHERLY
OF PARKWOOD UNIT NO. 3 (AS RECORDED ON NOVEMBER 15,
1976 AS DOCUMENT NO. 23710265) , WESTERLY OF HUNTER
DRIVE (AS RECORDED IN DOCUMENT NO. 22795963) AND
EASTERLY OF A LINE COMMENCING AT A POINT ON THE NORTH
LINE OF PARKWOOD UNIT NO. 3 , 835 . 27 FEET WEST OF THE
EAST LINE OF SECTION 7 AND RUNNING THENCE NORTHERLY TO
A POINT ON THE SOUTH RIGHT OF WAY LINE OF STATE ROUTE
58 , 830 . 89 FEET WEST OF THE EAST LINE OF SECTION 7,
SAID PARCEL OF LAND MORE PARTICULARLY BOUND AND
DESCRIBED AS FOLLOWS :
COMMENCING AT AN IRON PIPE AT THE SOUTHEAST CORNER
OF SAID SECTION 7 AND RUNNING THENCE NORTH 02 DEGREES
48 MINUTES 32 SECONDS EAST ALONG THE EAST LINE OF SAID
SECTION 7, 390 . 90 FEET TO THE SOUTHERLY RIGHT OF WAY
LINE OF STATE ROUTE 58 ; THENCE SOUTH 86 DEGREES 13
MINUTES 27 SECONDS WEST ALONG SAID SOUTHERLY RIGHT OF
WAY LINE 618 . 33 FEET TO THE WESTERLY RIGHT OF WAY LINE
OF HUNTER DRIVE, AS THE POINT OF BEGINNING FOR THE
TRACT TO BE DESCRIBED; THENCE CONTINUING SOUTH 86
DEGREES 13 MINUTES 27 SECONDS WEST ALONG SAID SOUTHERLY
RIGHT OF WAY LINE 212 . 56 FEET; THENCE SOUTH 02 DEGREES
23 MINUTES 20 SECONDS EAST 425 . 34 FEET TO A POINT ON
THE NORTH LINE OF PARKWOOD UNIT 3 , SAID POINT BEING
835 . 27 FEET WEST OF THE EAST LINE OF SECTION 7 ; THENCE
NORTH 83 DEGREES 53 MINUTES 49 SECONDS EAST ALONG SAID
NORTH LINE OF PARKWOOD UNIT 3 , 214 . 88 FEET TO THE
WESTERLY RIGHT OF WAY LINE OF HUNTER DRIVE , SAID POINT
BEING 620 . 39 FEET WESTERLY OF THE EAST LINE OF SECTION
7 ; THENCE NORTH 02 DEGREES 39 MINUTES 18 SECONDS WEST
ALONG THE WEST RIGHT OF WAY LINE OF HUNTER DRIVE 416 . 07
FEET TO THE POINT OF BEGINNING, CONTAINING 2 . 063 ACRES
IN THE CITY OF ELGIN, COOK COUNTY, ILLINOIS (PROPERTY
COMMONLY KNOWN AS 1250 HUNTER DRIVE) .
Section 2 . That the City Council of the City of Elgin
hereby adopts the Findings of Fact made by the Planning and
Development Commission, dated November 6, 2000 , a copy of which
is attached hereto as Exhibit A and incorporated herein by
reference, and grants the rezoning from MFR Multiple Family
Residence District to PRB Planned Residence Business District at
1280 Hunter Drive which shall be designed, developed, and
operated subject to the following provisions :
A. Purpose and Intent. The purpose of this PRB Planned
Residence Business District is to conserve the
residential character of certain properties located
within transportation corridors as designated by the
official comprehensive plan by providing various use
alternatives, but with site design regulations in
keeping with a planned residential environment, subject
to the provisions of Chapter 19 . 60, Planned
Developments . A PRB zoning district is most similar
to, but departs from, the standard requirements of the
RB zoning 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 ,
2
Supplementary Regulations, of the Elgin Municipal Code,
as amended. The exclusion of such symbol shall not
exempt such word or phrase from the applicable
supplementary regulation.
C. General Provisions .In this PRB Planned Residence
Business 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, as may be amended from time to time .
D. Zoning Districts - Generally. In this PRB Planned
Residence Business District, the use and development of
land and structures shall be subject to the provisions
of Chapter 19 . 07, Zoning Districts, as may be amended
from time to time .
E. Location and Size of District. A PRB Planned Residence
Business District should be located in substantial
conformance to the official comprehensive plan. The
amount of land necessary to constitute a separate PRB
District exclusive of rights of way, but including
adjoining land or land directly opposite a right of way
shall not be less than two acres . No departure from
the required minimum size of a planned industrial
district shall be granted by the City Council .
F. Land Use.In this PRB Planned Residence Business
District , the use and development of land and
structures shall be subject to the provisions of
Chapter 19 . 10, Land Use, of the Elgin Municipal Code,
as amended.The only permitted, conditional, and
similar land uses allowed within this PRB zoning
district shall be those permitted, conditional, and
similar land uses listed in Chapter 19 . 35 . 200, RB
Residence Business District .
G. Site Design. In this PRB Planned Residence Business
District, the use and development of land and
structures shall be subject to the provisions of
Section 19 . 12 , Site Design, of the Elgin Municipal
Code, as amended. In this PRB zoning district, the use
and development of land and structures shall be subject
to Section I . , Supplementary Conditions, of this
ordinance, and shall be in substantial conformance with
the following documents :
1 . Statement of Purpose and Conformance submitted by
Jack Sorensen, and dated October 11, 2000 .
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2 . Preliminary Plan, prepared by the U. S . Shelter
Group, dated October 2 , 2000 , with a final
revision date of November 13 , 2000 .
3 . Elevation and Office Plan, submitted by the U. S .
Shelter Group, and dated September 20, 2000 .
4 . Landscape Plan, prepared by Countryside Landscape
Architects and Contractors, and dated October 5,
2000 .
H. Off Street Parking. In this PRB Planned Residence
Business District, off street parking shall be subject
to the provisions of Chapter 19 . 45, Off Street Parking,
of the Elgin Municipal Code, as may be amended, except
as provided within this section. The location and
design of driveways and off street parking facilities
shall be subject to Section I . , Supplementary
Conditions, of this ordinance, and shall be in
substantial conformance with the Preliminary Plan,
prepared by the U. S . Shelter Group, and dated
October 2 , 2000 .
I . Supplementary Conditions . The following supplementary
conditions shall also apply to the use and development
of land and structures within this PRB Planned
Residence Business District:
1 . The landscape plan shall be supplemented with an
additional 60 shrubs along the southerly and
westerly vehicle use area perimeter (3 shrubs per
20 feet of vehicle use area perimeter for
approximately 400 feet of unlandscaped perimeter) .
2 . The first row of parking located along Hunter
Drive shall be located a minimum of 115 feet from
the southerly property line .
3 . All refuse collection areas shall be constructed
out of the same materials as the building.
4 . All exterior mechanicals shall be fully screened
from view and shall be similar in color to the
surrounding building materials .
5 . Compliance with all other applicable codes and
ordinances .
J. Off Street Loading. In this PRB Planned Residence
Business District , off street loading shall be subject
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to the provisions of Chapter 19 . 47, Off Street Loading,
as may be amended from time to time .
K. Signs. In this PRB Planned Residence Business
District, signs shall be subject to the provisions of
19 . 50, Signs, as may be amended from time to time .
L. Planned Developments . In this PRB Planned Residence
Business District, the use and development of the land
and structures shall be subject to the provisions of
Chapter 19 . 60, Planned Developments, as may be amended
from time to time . 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 PRB zoning district and without
necessitating that all other property owners authorize
such an application.
M. Conditional Uses . In this PRB Planned Residence
Business District , application for conditional uses
shall be subject to the provisions of Chapter 19 . 65,
Conditional Uses, as may be amended from time to time .
A conditional use may be requested by an individual
property owner for a zoning lot without requiring an
amendment to this PRB zoning district and without
necessitating that all other property owners authorize
such an application.
N. Variations. In this PRB Planned Residence Business
District, application for variation shall be subject to
the provisions of Chapter 19 . 70 , Variations, as may be
amended from time to time . A variation may be
requested by an individual property owner for a zoning
lot without requiring an amendment to this PRB zoning
district and without necessitating that all other
property owners authorize such an application.
O. 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, as may be amended from time to time .
Section 3 . That this ordinance shall be in full force and
effect immediately after its passage in the manner provided by
law.
Ed Schock, Mayor
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Presented: January 10, 2001
Passed: January 10 , 2001
Omnibus Vote : Yeas 4 Nays 0
Recorded: January 11, 2001
Published:
Attest :
Dolonna Mecum, City Clerk
6
November 20,2000
FINDINGS OF FACT
Planning and Development Commission City of Elgin, Illinois
SUBJECT
Consideration of Petition 68-00 Requesting a Map Amendment from MFR Multiple Family
Residence District to PRB Planned Residence Business District to Permit the Construction of Three
Office Buildings, Property located at 1250 Hunter Drive by the U.S. Shelter Group, Inc., as
Applicant and Owner.
BACKGROUND
Requested Action: Map Amendment
Current Zoning: MFR Multiple Family Residence District
Proposed Zoning:PRB Planned Residence Business District
Intended Use: Offices
Property Location:1250 Hunter Drive
Applicant and Owner: U.S. Shelter Group Inc
Staff Coordinator:Lauren Kieck
LIST OF EXHIBITS
A. Location Map see attached)
B. Zoning Map see attached)
C. Parcel Map see attached)
D. Statement of Purpose and Conformance, submitted by see attached)
Jack Sorensen, and dated October 11, 2000.
E. Proposed PRB Ordinance, prepared by the Community see attached)
Development Group.
Exhibit A
Findings of Fact Planning and Development Commission
Petition 68-00 November 20, 2000
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BACKGROUND
An application has been filed by the U.S. Shelter Group, Inc., requesting a map amendment from
MFR Multiple Family Residence District to PRB Planned Residence Business District. The subject
property is located at 1250 Hunter Drive (reference Exhibits A, B, and Q.
The applicant proposes to develop the subject property with three office buildings according to a
specific site plan and building elevation. The proposed buildings would contain a maximum of
4,475 square feet of floor area each, will have hip style roofs, and be constructed out of masonry
materials (reference Exhibits D and E).
FINDINGS
After due notice, as required by law, the Planning and Development Commission held a public
hearing in consideration of Petition 68-00 on November 20, 2000. The applicant testified at the
public hearing and presented documentary evidence in support of the application. Objectors spoke
at the public hearing and written correspondence has been submitted with respect to the requested
map amendment. The Community Development Group submitted an Map Amendment Review,
dated November 13, 2000. E
The Planning and Development Commission has made the following findings concerning the
standards for planned developments:
A. Site Characteristics Standard. The suitability of the subject property for the intended
zoning district with respect to its size; shape; significant natural features including
topography, watercourses and vegetation; and existing improvements.
Findings. The subject property is suitable for the intended zoning district with respect to the
site characteristics standard.
The subject property is a regularly shaped parcel containing approximately 2 acres of land.
The site is currently undeveloped and has ro significant natural features.
B. Sewer and Water Standard. The suitability of the subject property for the intended zoning
district with respect to the availability of adequate municipal water, wastewater treatment,
and storm water control facilities.
Findings. The subject property is suitable for the intended zoning district with respect to the
sewer and water standard.
Findings of Fact Planning and Development Commission
Petition 68-00 November 20, 2000
The subject property will be served by municipal water, sanitary sewer, and stormwater
control services.
C. Traffic and Parking Standard. The suitability of the subject property for the intended
zoning district with respect to the provision of safe and efficient on-site and off-site vehicular
circulation designed to minimize traffic congestion.
Findings. The subject property is suitable for the intended zoning district with respect to the
traffic and parking standard.
The subject property is located at the southwest corner of Summit Street and Hunter Drive.
Summit Street is an arterial road serving the east side of the city. Hunter Drive is a local
street serving the Parkwood subdivision.
Two points of access are proposed to serve the development.Both of these access points are
proposed along Hunter Drive.
Off street parking is proposed in conformance with the off street parking ordinance.
D. Zoning History Standard. The suitability of the subject property for the intended zoning
district with respect to the length of time the property has remained undeveloped or unused
in its current zoning district.
Findings. The subject property is suitable for the intended zoning district with respect to the
length of time the property has remained undeveloped or unused in its current zoning district.
The subject property has been zoned as follows for the years listed:
1927 Out of City
1950 Out of City
1960 Out of City
1962 Out of City
1992 R4 General Residence District
Present MFR Multiple Family Residence District
The subject property was annexed and zoned R4 General Residence District in April of 1971.
The site has remained undeveloped since its annexation.
E. Surrounding Land Use and Zoning Standard. The suitability of the subject property for
the intended zoning district with respect to consistency and compatibility with surrounding
land use and zoning.
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Findings of Fact Planning and Development Commission
Petition 68-00 November 20, 2000
Findings. The subject property is suitable for the intended zoning district with respect to
consistency and compatibility with surrounding land use and zoning.
The subject property is located at the southwest corner of Hunter Drive and Summit Street.
Directly north of the subject property is a PRC Planned Residence Conservation District
developed with the Kennington Square condominiums.
A CF Community Facility District is located to the east. This CF District is developed with
a stormwater detention facility.
Directly to the south of the subject property is the Parkwood subdivision, zoned RC1
Residence Conservation District and developed with single family residences.
Adjacent to the westerly lot line of the subject property is an SFR1 Single Family Residence
District, developed with single family residences.
F. Trend of Development Standard. The suitability of the subject property for the intended
zoning district with respect to consistency with an existing pattern of development or an
identifiable trend of development in the area.
Findings. The subject property is suitable for the intended zoning district with respect to
consistency with an existing pattern of development or an identifiable trend within the area.
The subject property is located within a portion of the Summit Street corridor that has
developed primarily with either residential or community facility land uses. Given that the
proposed map amendment is requesting a zoning classification that is intended to preserve
the residential character of certain transportation corridors, and that the proposed buildings
are designed in a residential manner, it appears the requested RB zoning district will be
compatible with the surrounding residential neighborhoods.
G. Zoning District Standard. The suitability of the subject property for the intended zoning
district with respect to conformance to the provisions for the purpose and intent, and the
location and siz,, of a zoning district.
The purpose of the PRB Planned Residence Business District is to conserve the residential
character of certain properties located within transportation corridors as designated by the
Official Comprehensive Plan by providing various use alternatives, but with site design
regulations in keeping with a planned residential environment, subject to the provisions of
Chapter 19.60,Planned Developments. A PRB zoning district is most similar to,but departs
from, the standard requirements.of the RB zoning district.
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Findings of Fact Planning and Development Commission
Petition 68-00 November 20, 2000
The purpose and intent of the provision for planned developments is to accommodate unique
development situations. For planned development districts,the planned development should
demonstrate the following characteristics:
1.An opportunity to realize a development of demonstrated need with respect to the
types of environment available to the public that would not be possible under the
strict application of the other chapters of this title.
2.A creative approach to the use of land and related improvements resulting in better
design and construction of aesthetic amenities.
3.The preservation of significant natural features including topography,watercourses,
wetlands, and vegetation.
Planned business districts should be located in substantial conformance to the official
Comprehensive Plan. The amount of land necessary to constitute a separate planned
business district exclusive of rights of way, but including adjoining land or land directly
opposite a right of way shall not be less than two acres. No departure from the required
minimum size of a planned business district shall be granted from the city council.
Findings. The subject property is suitable for the intended zoning district with respect to
conformance to the provision for the purpose and intent, and the location and size of a PRB
Planned Residence Business District.
The proposed map amendment is in substantial conformance with the purpose and intent of
the planned development provisions and represents a creative approach to the use of land and
related improvements resulting in better design and construction of aesthetic amenities.
Likewise, the proposed planned development is located in substantial conformance to the
Comprehensive Plan.
The benefit of the planned development procedure is that the City will know exactly how the
site will be developed. The proposed planned development will be subj ect to the specific site
plan, building elevation, and landscape plan provided. The proposed site plan features
building coverage, vehicle use area setbacks, and building setbacks that are in compliance
with, or more restrictive than, the standard requirements of the RB Residence Business
District. Additionally, the proposed landscape plan features materials greater in type and
quantity than that required within the RB District.
H. Comprehensive Plan Standard. The suitability of the subject property for the intended
zoning district with respect to conformance to the goals, objectives, and policies of the
official Comprehensive Plan.
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Findings of Fact Planning and Development Commission
Petition 68-00 November 20, 2000
Findings. The subject property may be suitable for the intended zoning district with respect
to the Comprehensive Plan Standard.
The subject property is designated as "transportation corridor" by the Official
Comprehensive Plan of Elgin(1983). This category is intended to represent major arterial
streets in the city, as well as the adjacent land uses. Development within a corridor may be
higher in intensity, while the nature of development in the corridor should depend on a
number of factors, including compatibility with ad acent and surrounding land uses.
I.Natural Preservation Standard. The suitability of the subject property for the intended
planned development with respect to the preservation of all significant natural features
including topography, watercourses, wetlands, and vegetation.
Findings. The subject property is suitable for the intended planned development with
respect to the Natural Preservation Standard.
The subject property is currently undeveloped and contains no significant natural features.
J.Internal Land Use Standard. The suitability of the subject property for the intended
planned development with respect to the land uses permitted within the development being a,
located, designed, and operated so as to exercise no undue detrimental influence on each
other or on surrounding property.
Findings. The subject property is suitable for the intended planned development with
respect to the internal land use standard.
No evidence has been submitted or found that the proposed planned development will be
located,designed,or operated in a manner that will exercise undue detrimental influence on
itself or surrounding property.
PLANNED DEVELOPMENT DEPARTURES AND EXCEPTIONS
A planned development may be granted certain departures from the normal standards,regulations,
requirements, and procedures of the zoning ordinance. For the purposes of this section, the most
similar zoning district is the RB Residence Business District. The applicant is requesting the
following departures from the standard requirements of the RB District:
1.Section 19.12.300(E.)Principal Buildings per Zoning Lot. The zoning ordinance permits
a maximum of one principal building per zoning lot in all business districts. The applicant
is proposing three principal buildings on one zoning lot.
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Findings of Fact Planning and Development Commission
Petition 68-00 November 20, 2000
2. Section 19.12.400 (E., 1.) Extended Setbacks. The required vehicle use area setback for
the westerly125 feet of the Summit Street frontage is 50 feet. The applicant is proposing a
31 foot vehicle use area setback from Summit Street.
3. Section 19.35.235 (C.) Lot Width. In the RB District, the maximum allowable lot width
is 145 feet. The applicant is proposing a lot with a total width of 212 feet along Summit
Street.
SUMMARY OF FINDINGS, UNRESOLVED ISSUES, AND ALTERNATIVES
The Planning and Development Commission has developed or identified the following findings,
unresolved issues, and alternatives:
A. Summary of Findings.
1.General. The proposed development complies with the required setbacks,building
coverage, and floor area of a standard RB zoning lot. However,the buildings share
parking and are centered more closely together on the lot than if they were each
located on individual lots of record.
2.Trend of Development. The subject property is located within a portion of the
Summit Street corridor that has developed primarily with either residential or
community facility land uses. Given that the proposed map amendment is requesting
a zoning classification that is intended to preserve the residential character of certain
transportation corridors,and that the proposed buildings are designed in a residential
manner, it appears the requested RB zoning district will be compatible with the
surrounding residential neighborhoods.
3.Zoning District. The proposed map amendment is in substantial conformance with
the purpose and intent of the planned development provisions and represents a
creative approach to the use of land and related improvements resulting in bett er
design and construction of aesthetic amenities. Likewise, the proposed planned
development is located in substantial conformance to the official comprehensive
plan.
The benefit of the planned development procedure is that the City will know exactly
how the site will be developed. The proposed planned development will be subject
to the specific site plan, building elevation, and landscape plan provided. The
proposed site plan features building coverage,vehicle use area setbacks,and building
setbacks that are in compliance with, or more restrictive than, the standard
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Findings of Fact Planning and Development Commission
Petition 68-00 November 20, 2000
requirements of the RB Residence Business District. Additionally, the proposed
landscape plan features materials greater in type and quantity than that required
within the RB District.
4.Comprehensive Plan. The subject property is designated as"transportation corridor"
by the Official Comprehensive Plan of Elgin (1983). This category is intended to
represent major arterial streets in the city, as v.ell as the adjacent land uses.
Development within a corridor may be higher ir, intensity, while the nature of
development in the corridor should depend on a number of factors, including
compatibility with adjacent and surrounding land uses.
B. Summary of Unresolved Issues.
There are no unresolved issues.
C. Summary of Alternatives.
Other than an approval, a denial,or an approval with some combination of conditions,there
are no substantive alternatives.
RECOMMENDATION
The Planning and Development Commission hereby recommends the approval of Petition 68-00.
On a motion to recommend approval of Petition 68-00,subject to the following conditions,the vote
was four(4) yes and two (2)no:
1.Substantial conformance to the Statement of Purpose and Conformance submitted
by Jack Sorensen, and dated October 11, 2000.
2.Substantial conformance to the proposed Preliminary Plan, prepared by the U.S.
Shelter Group,and dated October 2,2000(with a final revision date ofNovember 13,
2000).
3.Substantial conformance to the proposed Elevation and Office Plan,submitted by the
U.S. Shelter Group, and dated September 20, 2000.
4.Substantial conformance to the proposed Landscape Plan,prepared by Countryside
Landscape Architects and Contractors, and dated October 5, 2000.
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Findings of Fact Planning and Development Commission
Petition 68-00 November 20, 2000
5.The landscape plan shall be supplemented with an additional 60 shrubs along the
southerly and westerly vehicle use area perimeter(3 shrubs per 20 feet of vehicle use
area perimeter for approximately 400 feet of unlandscaped perimeter).
6.All refuse collection areas shall be constructed out of the same materials as the
building.
7.All exterior mechanicals shall be fully screened from view and shall be similar in
color to the surrounding building materials.
8.Compliance with all other applicable codes and ordinances.
Therefore, the motion to recommend approval of Petition 68-00 was adopted.
George Viff, Chai Y-
Planning and Development Commission
KO*Rothenberger, Secretary
PhJming and Development Commission
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CITY OF ELGIN
SCALE IN FEET
scale is approximate) LEGEND
RFCiDENCE DISTRICTS BUSINESS DISTRICTS INDUSTRIAL DISTRICTS
SFRi SINGLE FAMILY RESIDENCE 1 RB RESIDENCE BUSINESS ORI OFFICE RESEARCH IN
SFR2 SINGLE FAMILY RESIDENCE 2 NB NEIGHBORHOOD BUSINESS GI GENERAL INDUSTRIAL
TFR TWO FAMILY RESIDENCE AB AREA BUSINESS CI COMMERCIAL INDUSTRIAL
MFR MULTIPLE FAMILY RESIDENCE CC1 CENTER CITY t PORI PLANNED OFFICE RESEARCH
PSFR1 PLANNED SINGLE FAMILY RESIDENCE 7 CC2 CENTER CITY 2 INDUSTRIAL
PSFR2 PLANNED SINGLE FAMILY RESIDENCE 2 PRB PLANNED RESIDENCE BUSINESS PGI PLANNED GENERAL INDUSTRIAL
PTFR PLANNED TWO FAMILY RESIDENCE PNB PLANNED NEIGHBORHOOD BUSINESS
PMFR PLANNED MULTIPLE FAMILY RESIDENCE PAB PLANNED AREA BUSINESS CONSERVATION DISTRICTS
PCC PLANNED CENTER CITY RC1 RESIDENCE CONSERVATION 1
COMMUNITY FACILITY DISTRICTS RC2 RESIDENCE CONSERVATION 2
CF COMMUNITY FACILITY PRESERVATION DISTRICTS RC3 RESIDENCE CONSERVATION 3
PCF PLANNED COMMUNITY FACILITY HP HISTORIC PRESERVATION PRC PLANNED RESIDENCE
FRP FOX RIVER PRESERVATION CONSERVATION
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SCALE IS APPROXIMATE CITY OF ELGIN
LEGEND
SUBDIVISION NAME REFERENCE 'A' INTERSTATE Q SUBDIVISION BOUNDARY COUNTY
SUBDMSION BLOCK NO. 5 U.S.O RIGHT OF WAY TOWNSHIP
SUBDMSION LOT NO. iz WATER COURSE OR EDGE /'. / CORPORATE LIMITS r—
PERMANENT PARCEL BLOCK NO. O STATE O LOT SECTION
PERMANENT PARCEL NO. 00-00-004000 COUNTY Q PARCEL DETAIL PAGE ----
INDIVIDUAL PARCEL Number -001
ACREAGE 40.00