G23-95 [ CITY OF ELGIN
ORDINANCE NO. G23-95
AN ORDINANCE
AMENDING CHAPTER 19, ENTITLED "ZONING" OF THE
ELGIN MUNICIPAL CODE, 1976 , AS AMENDED
ADOPTED BY THE
CITY COUNCIL OF THE
CITY OF ELGIN
ON THIS 26TH DAY OF APRIL, 1995
Published in pamphlet form by
authority of the City Council of
the City of Elgin, Kane and Cook
Counties, Illinois, on this
27th day of April, 1995 .
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rm.
STATE OF ILLINOIS
} ss .
COUNTY OF KANE )
CERTIFICATE
I , Dolonna Mecum, certify that I am the duly appointed
and acting municipal clerk of the City of Elgin, Cook and Kane
Counties, Illinois .
I further certify that on April 26, 1995, the
Corporate Authorities of such municipality passed and approved
Ordinance No. G23-95, entitled An Ordinance Amending Chapter
19 , Entitled "Zoning" of the Elgin Municipal Code, 1976 , as
Amended, which provided by its terms that it should be published
in pamphlet form.
row The pamphlet form of Ordinance No. G23-95, including
the Ordinance and a cover sheet thereof, was prepared, and a
copy of such Ordinance was posted in the municipal building,
commencing on April 27 , 1995, and continuing for at least ten
days thereafter. Copies of such Ordinance were also available
for public inspection upon request in the office of the
municipal clerk.
DATED at Elgin, Illinois, on April 27, 1995.
Municipal Clerk
(SEAL)
Ordinance No. G23-95
AN ORDINANCE
AMENDING CHAPTER 19, ENTITLED "ZONING" OF THE
ELGIN MUNICIPAL CODE, 1976, AS AMENDED
WHEREAS, written application has been made to amend the
provisions of the zoning ordinance relating to site design
regulations for planned developments; and
WHEREAS, the Planning and Development Commission held a
public hearing concerning the proposed amendment after due
notice in the manner provided by law; and
WHEREAS, the Planning and Development Commission has
submitted its written findings and recommendation that the
requested amendment be granted; and
WHEREAS, the City Council of the City of Elgin, Illinois,
concurs in 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 :
em. Section 1 . That Chapter 19 . 60 entitled "Planned
Developments" of Title 19 of the Elgin Municipal Code, 1976,
as amended, be and is hereby further amended by amending
Section 19 . 60 . 080 to read as follows :
19 . 60 . 080 SITE DESIGN REGULATIONS .
The site design regulations for planned
developments are established as minimum
requirements . The City Council may require
additional conditions, restrictions, maximums, or
minimums on the impact, location, design,
construction, and operation of a planned
development, exceeding such minimum requirements, as
may be deemed necessary to promote the purpose and
intent of this title and chapter. The site design
regulations for planned developments shall be as
follows :
A. Residential Planned Developments . For
any planned development district with a
residential use, or for a conditional use
for a planned development with a
residential use in any zoning district,
the site design regulations shall be as
follows :
1 . Building Setbacks - Generally. No
"building" [SR] "setback" [SR] from a
"street lot line" [SR] for a "zoning
lot" [SR] with a planned development
shall be less than the minimum
required building setback from a
street lot line of the adjoining
zoning districts directly opposite
the public right of way, nor shall
such setback be less than the
adjoining zoning districts on the
same side of the public right of way
and on the same block.
No building setback from an "interior
lot line" [SR] for a zoning lot with
a planned development shall be less
than the minimum required building
setback of the adjoining zoning
district from that same interior lot
line, as calculated with the minimum
required zoning lot area of such
adjoining zoning district, nor shall
the building setback from an interior
lot line be less than the minimum
required building setback for the
�^ most similar standard zoning district.
F Where a required building setback
from a street lot line or an interior
lot line conflict with the
requirements for exterior primary
yards or exterior secondary yards,
the requirement resulting in the
greatest yard depth or setback shall
apply.
For the purpose of this section, no
private street shall be considered as
forming a boundary of a block. One
or more parcels of land divided or
separated by a private street shall
be subject to the provisions of this
section as if the parcels were a
single block.
2 . Primary and Secondary Yards .
Primary and secondary yards shall be
provided as follows :
a. Primary Yard - Exterior. An
exterior primary yard shall be
maintained adjoining those walls
of a principal building,
directly facing an interior lot
line of the zoning lot without
rm. any intervening buildings, and
where such walls contain a main
exterior entrance to an
individual dwelling unit or
where such walls contain a
window to rooms designed and
used for living or dining.
Where a room designed for living
or dining features windows on
two or more separate walls, only
one primary yard for such a room
need be provided along one such
wall .
b. Primary Yard - Interior. Where
an exterior primary yard is not
required, an interior primary
yard shall be maintained
adjoining those walls of a
principal building, and where
such walls contain a main
exterior entrance to an
individual dwelling unit or
where such walls contain a
window to rooms designed and
rik used for living or dining.
Where a room designed for living
or dining features windows on
two or more separate walls, only
one primary yard for such a room
need be provided along one such
wall .
c . Secondary Yard - Exterior. An
exterior secondary yard shall be
maintained adjoining those walls
of a principal building or an
accessory building, directly
facing an interior lot line of
the zoning lot without any
intervening buildings, and
containing no windows or
containing only a window to a
kitchen, bedroom, bathroom,
closet, hall, storage room,
utility room or basement
recreation room.
d. Secondary Yard - Interior.
Where an exterior secondary yard
is not required, an interior
secondary yard shall be
maintained adjoining those walls
of a principal building or an
accessory building, containing
no windows or containing only a
window to a kitchen closet,
hall, storage room, utility
room, or basement recreation
room.
3 . Calculation of Yards . The minimum
required depth of a primary or
secondary yard shall be calculated as
follows :
a. Primary Yard - Exterior.
Exterior primary yard depth
(EPYD) in linear feet shall
equal two times the height of
the building in stories (S) ; the
product plus the quotient of the
length of the wall (L) in
linear feet divided by ten
linear feet; the sum plus 24
linear feet. Minimum exterior
primary yard depth can be
expressed by the following
formula: PYD = ( 2 x S) + (L /
10) + 24 .
b. Primary Yard - Interior.
Interior primary yard depth
(PYD) in linear feet shall equal
two times the height of the
building in stories (S) ; the
product plus the quotient of the
length of the wall (L) in linear
feet divided by ten linear feet;
the sum plus 6 linear feet.
Minimum interior primary yard
depth can be expressed by the
following formula: IPYD = (2 x
S) + (L / 10) + 6 .
c . Secondary Yard - Exterior.
Exterior secondary yard depth
(ESYD) in linear feet shall
equal the height of the building
in stories (S) plus the quotient
of the length of the wall (L) in
linear feet divided by ten
linear feet; the sum plus eight
linear feet. Minimum exterior
secondary yard depth can be
expressed by the following
formula: ESYD = S + (L / 10) +
8 .
d. Secondary Yard - Interior.
Interior secondary yard depth
( ISYD) in linear feet shall
equal the height of the building
in stories (S) plus the quotient
of the length of the wall (L) in
linear feet divided by ten
linear feet; the sum plus two
linear feet. Minimum interior
secondary yard depth can be
expressed by the following
Formula: ISYD = S + (L / 10) +
2 .
e. Height of a Building in
Stories . For the purposes of
calculating the minimum required
depth of a primary or secondary
yard, the height of a building
in stories shall be calculated
as follows :
Height of a building in stories
(S) shall equal the height of
the building (H) in linear feet
14 divided by ten linear feet. One
half of a story or more shall be
considered one full story.
Height of a building in stories
can be expressed by the
following formula: S = H / 10 .
f . Length of Walls . For the
purposes of calculating the
minimum required depth of a
primary or secondary yard, the
length of walls (L) in linear
feet shall be measured as the
horizontal distance from corner
to corner of the building.
Offsets in a wall of six linear
feet or more along a continuous
general frontage of a wall shall
be calculated separately.
4 . Measurement of Yards . Primary and
secondary yards shall be measured
horizontally in relation to the
ground, and perpendicular to straight
walls or radially to curved walls .
The periphery of the yards need not
be extended past the corners of a
building to their point of
intersection.
The required primary and secondary
yards of two or more individual
buildings shall not overlap.
Where portions of a building contain
a different number of stories,
primary and secondary yards shall be
provided for each separate wall plane
of the building. The resulting
required yards may overlap. Lower
portions of the building may project
into the required yard of an upper
portion of the building.
5 . Vehicle Use Areas Within Yards .
Where the walls of a building
containing primary or secondary
windows at or below the third story
level face a street or an off street
parking lot for ten or more vehicles,
the full dimension of the required
primary or secondary yard setback
shall be provided outside the
boundaries of such vehicle use area.
" 6 . Site Capacity. The regulations for
t planned developments concerning
residential land area, "residential
floor area" [SR] , number of "dwelling
units" [SR] , and "building coverage"
[SR] shall be as follows :
a. Residential Land Area.
Residential land area shall be
comprised of the square footage
of land area for residential use
located within the boundaries of
a planned development, excluding
the square footage of land area
designated for public rights of
way, "streets" [SR] , "driveways"
[SR] , stormwater detention or
retention facilities, ponds,
parks, wetlands and flood plains .
For the purpose of calculating
the maximum allowable number of
dwelling units, certain land
area, encompassing woodlands,
slopes, etc . , may be permanently
preserved without such land area
being deducted from total
residential land area, as may be
approved or required by the City
Council . However, such land
area shall be deducted from
total residential land area for
the purpose of calculating
maximum residential floor area
and maximum building coverage.
b. Number of Dwelling Units . The
minimum amount of required
residential land area for each
dwelling unit shall be 3, 000
square feet:
( 1) Maximum Number of Dwelling
Units . The maximum number
of dwelling units based on
the minimum required
residential land area for
each dwelling unit can be
calculated as follows :
The maximum number of
dwelling units (DU) shall
equal the residential land
area (RLA) divided by 3,000
(Pk square feet. Maximum
number of dwelling units
can be expressed by the
following formula: DU =
RLA / 3, 000 .
( 2 ) Number of Intended Dwelling
Units . The maximum number
a dwelling units based on
the intended average floor
area of a dwelling unit may
be calculated as follows :
The maximum number of
dwelling units (DU) shall
equal the maximum
residential floor area
(RFA) divided by the
intended average floor area
of a dwelling unit (FADU) .
The maximum number of
dwelling units based on the
intended average floor area
of a dwelling unit can be
expressed by the following
formula: DU = RFA / FADU.
c. Residential Floor Area per
Dwelling Unit. The average
000.- maximum "residential floor area"
[SR] per "dwelling unit" [SR]
for the residential land area of
a planned development shall be
calculated as follows :
Residential floor area per
dwelling unit (RFA/DU) in square
feet shall equal residential
land area (RLA) in square feet
divided by the number of
dwelling units (NDU) ; the
quotient minus 3,000 square
feet; the difference times
. 285714286 ; the product plus
1, 000 square feet. Maximum
residential floor area per
dwelling unit can be expressed
by the following "site capacity
formula" [SR] : RFA / DU = [ ( (RLA
/ NDU) - 3,000) x . 285714286 ] +
1,000 .
A dwelling unit within a planned
development may exceed the
average maximum residential
floor area per dwelling unit.
The maximum total residential
floor area shall not be exceeded
within the planned development.
d. Total Residential Floor Area.
The maximum total "residential
floor area" [SR] for the
residential land area of a
planned development shall be
calculated as follows:
Total residential floor area
(TRFA) in square feet shall
equal residential land area
(RLA) in square feet minus the
product of the number of
dwelling units (NDU) times 3, 000
square feet; the difference
times .285714286; the product
plus the product of the number
of dwelling units (NDU) times
1, 000 square feet. Maximum
total residential floor area can
be expressed by the following
"site capacity formula" [SR] :
TRFA = [ (RLA - (NDU x 3, 000) ) x
.285714286 ] + (NDU x 1, 000) .
F e. Building Coverage per Dwelling
Unit. The average maximum
"building coverage" [SR] per
"dwelling unit" [SR] for the
residential land area of a
planned development shall be
calculated as follows :
Building coverage per dwelling
unit (BC/DU) in square feet
shall equal the residential land
area (RLA) in square feet
divided by the number of
dwelling units (NDU) ; the
quotient minus 3, 000 square
feet; the difference times
. 3631428; the product plus 632
square feet. Maximum building
coverage per dwelling unit can
be expressed by the following
"site capacity formula" [SR] :
BC / DU = [ ( (RLA / NDU - 3, 000)
x . 3631428] + 632 .
A dwelling unit within a planned
development may exceed the
average maximum building
coverage per dwelling unit. The
maximum total building coverage
shall not be exceeded within the
planned development.
f . Total Building Coverage. The
maximum total "building
coverage" [SR] for the
residential land area of a
planned development shall be
calculated as follows :
Total building coverage (TBC) in
square feet shall equal
residential land area (RLA) in
square feet minus the product of
the number of dwelling units
(NDU) times 3, 000 square feet;
the difference times . 3631428;
the product plus the product of
the number of dwelling units
(NDU) times 632 square feet.
Maximum total building coverage
can be expressed by the
following "site capacity
formula" [SR] : TBC = [ (RLA -
(NDU x 3, 000) ) x . 3631428] +
(NDU x 632 ) .
B. Nonresidential Planned Developments . For
any planned development district without a
residential use, or for a conditional use
for a planned development without a
residential use in any zoning district,
the site design regulations shall be as
approved by the City Council, subject to
the provisions of this chapter.
Section 2 . That all ordinances or parts of ordinances in
conflict with the provisions of this ordinance be and are
hereby repealed.
Section 3 . That this ordinance shall be in full force
and effect after its passage in the manner provided by law.
Kevin Kelly, ayor
Presented: April 26 , 1995
Passed: April 26, 1995
Omnibus Vote: Yeas 7 Nays 0
Recorded: April 27 , 1995
Published: April 27 , 1995
Attest:
h t,Ia'lv►�,Dolonna Mecum, City Clerk
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