G24-97 f
Ordinance No. G24-97
AN ORDINANCE
RECLASSIFYING TO PMFR PLANNED MULTIPLE FAMILY
RESIDENCE DISTRICT PROPERTY LOCATED AT
1095 AND 1125 EAST CHICAGO STREET
(OAKWOOD HILLS UNIT 4 )
WHEREAS, written application has been made to reclassify
certain property located at 1095 and 1125 East Chicago Street
from CI Commercial Industrial District and PRC Planned
Residence Conservation District to PMFR Planned Multiple Family
Residence District for a planned residence district; and
WHEREAS, the Planning and Development Commission has
conducted a public hearing after due notice and submitted its
written findings and recommendations to the City Council; and
WHEREAS, the City Council has reviewed the recommendations
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 :
emik Section 1 . That the City Council of the City of Elgin
hereby adopts the findings and recommendation made by the
Planning and Development Commission, a copy of which is
attached hereto and made a part hereof by reference as
Exhibit A.
Section 2 . 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 paragraph:
"The boundaries hereinafter laid out in the
' Zoning District Map' , as amended, be and are hereby
altered by excluding from the CI Commercial
Industrial District and including in the PMFR Planned
Multiple Family Residence District, the following
described property:
PARCEL 1
LOT A IN OAKWOOD HILLS UNIT 1, A SUBDIVISION OF PART
OF THE SOUTH HALF OF SECTION 18 AND PART OF THE NORTH
HALF OF SECTION 19 , ALL IN TOWNSHIP 41 NORTH, RANGE 9
EAST OF THE THIRD PRINCIPAL MERIDIAN, ACCORDING TO
THE PLAT THEREOF RECORDED DECEMBER 11, 1992 AS
DOCUMENT NO. 92935093, IN THE CITY OF ELGIN, COOK
COUNTY, ILLINOIS, AND
low
PARCEL 2
LOT B IN OAKWOOD HILLS UNIT 1, A SUBDIVISION OF PART
OF THE SOUTH HALF OF SECTION 18 AND PART OF THE NORTH
HALF OF SECTION 19 , ALL IN TOWNSHIP 41 NORTH, RANGE 9
EAST OF THE THIRD PRINCIPAL MERIDIAN, ACCORDING TO
THE PLAT THEREOF RECORDED DECEMBER 11 , 1992 AS
DOCUMENT NO. 92935093, IN THE CITY OF ELGIN, COOK
COUNTY, ILLINOIS .
and by excluding from the PRC Planned Residence
Conservation Ddistrict and including in the PMFR
Planned Multiple Family Ddistrict, the following
described property:
PARCEL 3
THAT PART OF LOT 12 IN OAKWOOD HILLS UNIT 1, A
SUBDIVISION OF PART OF THE SOUTH HALF OF SECTION 18
AND PART OF THE NORTH HALF OF SECTION 19 , ALL IN
TOWNSHIP 41 NORTH, RANGE 9 EAST OF THE THIRD
PRINCIPAL MERIDIAN, ACCORDING TO THE PLAT THEREOF
RECORDED DECEMBER 11, 1992 AS DOCUMENT NO. 92935093,
DESCRIBED AS FOLLOWS : BEGINNING AT THE NORTHEAST
!l► CORNER OF SAID LOT 12 ; THENCE NORTH 88 DEGREES 22
MINUTES 26 SECONDS WEST, ALONG THE NORTH LINE OF SAID
LOT 12 , 122 . 18 FEET TO A NORTHERLY CORNER OF SAID LOT
12 ; THENCE SOUTH 69 DEGREES 12 MINUTES 35 SECONDS
EAST, 115 . 69 FEET TO THE EASTERLY LINE OF SAID LOT
12 ; THENCE NORTHERLY ALONG SAID EASTERLY LINE, BEING
A CURVE TO THE RIGHT WITH RADIUS 468 . 00 FEET AND
CHORD BEARING NORTH 19 DEGREES46 MINUTES 33 SECONDS
EAST, AN ARC DISTANCE OF 20 . 00 FEET TO A POINT OF
TANGENCY; THENCE NORTH 21 DEGREES 00 MINUTES 00
SECONDS EAST, ALONG SAID EASTERLY LINE, 20 . 11 FEET TO
THE POINT OF BEGINNING, IN THE CITY OF ELGIN, COOK
COUNTY, ILLINOIS, AND
PARCEL 4
THAT PART OF LOT 11 IN OAKWOOD HILLS UNIT 1, A
SUBDIVISION OF PART OF THE SOUTH HALF OF SECTION 18
AND PART OF THE NORTH HALF OF SECTION 19 , ALL IN
TOWNSHIP 41 NORTH, RANGE 9 EAST OF THE THIRD
PRINCIPAL MERIDIAN, ACCORDING TO THE PLAT THEREOF
RECORDED DECEMBER 11 , 1992 AS DOCUMENT NO. 92935093,
DESCRIBED AS FOLLOWS : BEGINNING AT THE NORTHWEST
CORNER OF SAID LOT 11; THENCE SOUTH 89 DEGREES 22
MINUTES 26 SECONDS EAST, ALONG THE NORTH LINE OF SAID
LOT 11, 119 . 50 FEET TO THE NORTHEAST CORNER THEREOF;
tow THENCE SOUTH 15 DEGREES 00 MINUTES 00 SECONDS WEST,
ALONG THE EASTERLY LINE OF SAID LOT 11, 96 . 00 FEET;
THENCE NORTH 76 DEGREES 26 MINUTES 31 SECONDS WEST,
123 . 32 FEETTO THE WESTERLY LINE OF SAID LOT 11;
THENCE NORTHERLY ALONG SAID WESTERLY LINE, BEING A
CURVE TO THE RIGHT WITH A RADIUS OF 408 . 00 FEETAND
CHORD BEARING NORTH 19 DEGREES 35 MINUTES 45 SECONDS
EAST, AN ARCDISTANCE OF 20 FEET TO A POINT OF
TANGENCY;THENCE NORTH 21 DEGREES00 MINUTES 00 SECONDS
EAST, ALONG SAID WESTERLY LINE, 51 . 81 FEET TO THE
POINT OF BEGINNING, IN THE CITY OF ELGIN, COOK
COUNTY, ILLINOIS, AND
PARCEL 5
THAT PART OF LOT 10 IN OAKWOOD HILLS UNIT 1, A
SUBDIVISION OF PART OF THE SOUTH HALF OF SECTION 18
AND PART OF THE NORTH HALF OF SECTION 19 , ALL IN
TOWNSHIP 41 NORTH, RANGE 9 EAST OF THE THIRD
PRINCIPAL MERIDIAN, ACCORDING TO THE PLAT THEREOF
RECORDED DECEMBER 11, 1992 AS DOCUMENT NO. 92935093,
DESCRIBED AS FOLLOWS: BEGINNING AT THE NORTHWEST
CORNER OF SAID LOT 10; THENCE SOUTH 88 DEGREES 22
MINUTES 36 SECONDS EAST, ALONG THE NORTH LINE OF SAID
LOT 10, 173 . 17 FEET TO THE NORTHEAST CORNER THEREOF;
THENCE SOUTH 4 DEGREES 24 MINUTES 05 SECONDS WEST,
ALONG THE EASTERLY LINE OF SAID LOT 10, 43 . 00 FEET;
THENCE SOUTH 76 DEGREES 59 MINUTES 56 SECONDS WEST,
199 . 77 FEET TO THE WESTERLY LINE OF SAID LOT 10;
THENCE NORTH 15 DEGREES 00 MINUTES 00 SECONDS EAST,
ALONG SAID WESTERLY LINE, 96 . 00 FEET TO THE POINT OF
BEGINNING, IN THE CITY OF ELGIN, COOK COUNTY,
ILLINOIS. "
Section 3 . That the proposed planned multiple family
residence shall be designed, developed, and operated subject
to:
A. PURPOSE AND INTENT
The purpose and intent of the Oakwood Hills Unit 4 PMFR
District is to provide a planned environment for a townhome
community, subject to the provisions of Chapter 19 . 60 Planned
Developments of the Elgin Municipal Code, 1976 , as amended.
B. SUPPLEMENTARY REGULATIONS
Any word or phrase contained within this ordinance followed by
the symbol " (SR) " shall be subject to the definitions and the
additional interpretative 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 the Oakwood Hills Unit 4 PMFR 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.
D. ZONING DISTRICTS
In the Oakwood Hills Unit 4 PMFR 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.
E . LOCATION AND SIZE OF DISTRICT
The location of the Oakwood Hills Unit 4 PMFR District is in
substantial conformance with the official comprehensive plan.
The PMFR District contains more than two acres of land pursuant
to the provisions of Section 19 . 30 . 525 Location and Size of
District of the Elgin Municipal Code, 1976 , as amended.
F. LAND USE
In the Oakwood Hills Unit 4 PMFR 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, 1976 , as amended. The following enumerated "land uses"
(SR) shall be the only land uses allowed as a "permitted use"
( SR) or as a "conditional use" (SR) in the Oakwood Hills Unit 4
PMFR District.
Permitted uses . The following enumerated land uses shall be
the only land uses allowed as a permitted use in the Oakwood
Hills Unit 4 PMFR District:
Residences 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" ( SR) (UNCL) .
Municipal Services Division.
8 . "Public parks , recreation, open space" ( SR) (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 ) .
Construction Division.
12 . "Contractors office and equipment areas" (SR) (UNCL) .
Transportation, Communication, and Utilities Division.
13 . "Amateur radio antennas" (SR) (UNCL) .
14 . "Radio and television antennas" (SR) (UNCL) .
15 . "Satellite dish antennas" (SR) (UNCL) .
16 . "Treatment, transmission, and distribution facilities :
poles, wires, cables, conduits, laterals, vaults, pipes,
mains, and valves" ( SR) (UNCL) .
Miscellaneous Uses Division.
17 . "Fences and walls" (SR) (UNCL) .
18 . "Signs" (SR) (UNCL) , subject to the provisions of Chapter
19 . 50, Signs .
19 . "Temporary uses" (SR) (UNCL) .
20 . "Accessory uses" ( SR) (UNCL) , to the permitted uses
allowed in the Oakwood Hills Unit 4 PMFR District, subject
to the provisions of Section 19 . 10 . 100, Component Land
Uses .
Conditional Uses . The following enumerated land uses shall be
the only land uses allowed as a conditional use in the Oakwood
Hills Unit 4 PMFR District:
Services Division.
1 . "Residential Care Facility" ( SR) ( 8361) .
Miscellaneous Uses Division.
2 . "Accessory uses" (SR) (UNCL) to the conditional uses
allowed in the Oakwood Hills Unit 4 PMFR District, subject
to the provisions of Section 19 . 10 . 100, Component Land
Uses .
G. SITE DESIGN
In the Oakwood Hills Unit 4 PMFR District, except as otherwise
provided herein, the use and development of land and structures
shall be in substantial conformance with the Phase 4
f Development Plan, prepared by Scheflow Engineers, dated May 19,
1997 ; the Architecture Sheet, prepared by J.R. Byrnes
Associates , undated; and the Landscape Plan, last revised May
19 , 1997 , which are attached hereto and made a part hereof by
reference as Exhibit B.
H. OFF-STREET PARKING
In the Oakwood Hills Unit 4 PMFR District, the location and
design of driveways and guest parking spaces shall be in
substantial conformance with the Phase 4 Development Plan.
I . OFF-STREET LOADING
In the Oakwood Hills Unit 4 PMFR District, the use and
development of land is not subject to the provisions of Chapter
19 . 47 Off-street Loading.
J . SIGNS
In the Oakwood Hills Unit 4 PMFR District, Development Signs
shall be in substantial conformance with those signs portrayed
on the Landscape Plan.
K . PLANNED DEVELOPMENTS
The Oakwood Hills Unit 4 PMFR District shall be subject to the
provisions of Chapter 19 . 60 Planned Developments .
L. CONDITIONAL USES
The Oakwood Hills Unit 4 PMFR District shall be subject to the
provisions of Chapter 19 . 65 Conditional Uses .
M. VARIATIONS
The Oakwood Hills Unit 4 PMFR District shall be subject to the
provisions of Chapter 19 . 70 Variations .
N. 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 .
Section 4 . That this ordinance shall be in full force and
effect from and after its passage in the manner provided by
law.
A/I 74--
Kevin Kelly, Mayor
Presented: May 28, 1997
Passed: May 28, 1997
Omnibus Vote: Yeas 7 Nays 0
Recorded: May 29 , 1997
Published:
Attest :
a4t4v,ACL_ /fite--444-,---
Dolonna Mecum, City Clerk
em. March 17, 1997
FINDINGS AND RECOMMENDATION
Planning and Development Commission City of Elgin, Illinois
SUBJECT
Consideration of Petition 15-97 Requesting a Reclassification of
Property from CI Commercial Industrial District and PRC Planned
Residence Conservation District to PMFR Planned Multiple Family
Residence District, and a Resubdivision of a Part of Oakwood
Hills Unit 1; Property Located at 1095 and 1125 East Chicago
Street; by Oakwood Hills Partnership, as Applicant and Oakwood
Hills Commercial Property Limited Partnership 2 , as Owner.
BACKGROUND
An application has been filed by Oakwood Hills Partnership
re. requesting a reclassification of certain property from CI
Commercial Industrial District and PRC Planned Residence
Conservation District to PMFR Planned Multiple Family Residence
District, and a resubdivision of a part of Oakwood Hills Unit 1.
The subject property is located at 1095 and 1125 East Chicago
Street.
The subject property has remained vacant since it was annexed
and zoned for industrial development in 1962, and rezoned for
commercial development in 1988 . The applicant proposes to
develop the subject property with 40 townhouse units contained
in 10 buildings .
FINDINGS
After due notice, as required by law, the Planning and
Development Commission held a public hearing in consideration of
Petition 15-97 on March 3, 1997 . The applicant testified at the
public hearing and submitted documentary evidence in support of
the petition. The Planning Department has submitted a Map
Amendment/Subdivision Review dated February 20, 1997 .
The Planning and Development Commission has made the following
findings concerning the planned development standards :
A. Site Characteristics Standard. The suitability of the
subject property for the planned development with respect to
its size, shape, and any existing improvements .
FOF15 . 97/PZTEXT/3000DV.SV/3200PD.PC/3261PD.DT/3261PLAN. 97/PET15 .97
eft' Finding. The subject property is an irregularly shaped
parcel containing approximately 5 . 21 acres . The property
drains to the south towards Poplar Creek.
B. Sewer and Water. The suitability of the subject property
for the planned development with respect to the availability
of adequate water, sanitary treatment, and stormwater
control facilities .
Finding. The subject property is served with sanitary sewer
and municipal water systems . The proposed expansion
includes provisions for stormwater detention.
C. Traffic and Parking. The suitability of the subject
property for the planned development with respect to the
provision of safe and efficient onsite and off-site
vehicular circulation designed to minimize traffic
congestion.
Finding. The subject property is located at the
intersection of East Chicago Street and Woodview Circle.
East Chicago Street ( IL State Route 19 ) functions as an
arterial street. Woodview Circle functions as a local
street .
The existing East Chicago/Woodview intersection improvements
(dedicated left turn lanes, acceleration/deceleration lanes)
were required by IDOT and constructed by the applicant
during the development of the earlier phases of the project.
East Chicago Street is scheduled to be widened to four
travel lanes in 1998 .
The applicant is proposing to provide 2 .5 parking spaces per
dwelling unit. Forty parking spaces are garage spaces, and
60 spaces are driveway and guest parking spaces .
D. Zoning History. The suitability of the subject property for
the planned development with respect to the length of time
the property has remained undeveloped or unused in its
current zoning district.
Finding. The subject property was annexed and zoned for
industrial_ development in 1962 . The property was rezoned
for commercial development in 1988 . The property was
rezoned to its current classification which would permit
commercial or industrial development in 1992 . The property
has remained vacant over this period of time.
E. Surrounding Land Use and Development. The suitability of
the subject property for the planned development with
respect to consistency and compatibility with surrounding
land use and zoning.
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Finding. The areas located to the north and west of the
subject property are zoned CI Commercial Industrial
District. These areas are developed with a variety of
industrial, auto related, commercial service, and recreation
uses .
The area located to the northeast of the subject property is
zoned PRC Planned Residence Conservation District. This
area is developed with multiple family residences (Poplar
Creek/Huntington Park) .
The area located to the east of the subject property is
zoned CF Community Facility District. The area is developed
with the Elgin High School athletic fields .
The areas located to the south and southwest of the subject
property are zoned PRC Planned Residence Conservation
District. These areas are developed with the initial phases
of the Oakwood Hills planned development.
F. Trend of Development. The suitability of the subject
property for the planned development with respect to its
consistency with an existing pattern of development or an
identifiable trend of development in the area.
" Finding. The subject property is located in the midst of an
area with an existing pattern of development, which includes
residential, commercial, industrial, and community facility
uses .
G. Planned Development Districts. Where applicable, the
suitability of the subject property for the intended planned
development district with respect to conformance to the
provisions for the purpose and intent, and the location and
size of a planned zoning district.
The purpose of the PMFR Planned Multiple Family Residence
District is to provide a planned urban residential
environment for multiple family dwellings . A PMFR zoning
district is similar to, but departs from the standard
requirements of the MFR zoning district.
Planned residence districts should be located in substantial
conformance with the comprehensive plan. The amount-of land
necessary to constitute a separate planned residence
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 .
Finding. The proposed planned development district contains
elow approximately 5 . 21 acres . The Planning Department does not
make findings regarding the purpose and location of a
planned development district.
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H. Comprehensive Plan. The suitability of the subject property
eft. for the planned development with respect to conformance to
the goals, objectives, and policies of the official
comprehensive plan.
Finding. The property is subject to the objectives and
policies of the Official Comprehensive Plan of Elgin. The
property is designated "urban residential" by the
Comprehensive Plan.
I . Natural Preservation. The suitability of the subject
property for the planned development with respect to the
preservation of all significant natural features including
areas of steep slope, watercourses, wetlands, and
vegetation.
Findings. The Planning Department does not make findings
regarding the natural preservation standard.
J. Internal Land Use. The suitability of the subject property
for the planned development with respect to the land uses
permitted within the development being located, designed,
and operated so as to excercize no undue detrimental
influence on each other or on surrounding property.
Finding. The Planning Department does not make findings
regarding the internal land use standard.
PLANNED DEVELOPMENT DEPARTURES AND EXCEPTIONS
A planned development may be granted certain departures from the
normal standards, regulations, requirements, and procedures of
the Elgin Municipal Code. The applicant is requesting
departures from the subdivision regulations governing street
design and the definition of a lot, to permit development on
lots fronting a private street.
RECOMMENDATION
On a motion to recommend approval of Petition 15-97 , subject to
the following conditions, the vote was seven yes and zero no:
1 . Substantial conformance with the preliminary development
plan for Oakwood Hills Unit 4, as revised.
2 . Compliance with all other applicable codes and ordinances .
Therefore, the motion to recommend approval of Petition 15-97
was adopted.
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, .
e'` Robert W. Siljest m, Chairm n
Planning and Development Commission
T y
Planning and Development Commission
eft
F0F15 . 97/PZTEXT/3000DV.SV/3200PD.PC/3261PD.DT/3261PLAN. 97/PET15 . 97