G5-97 Ordinance No. G5-97
AN ORDINANCE
RECLASSIFYING PROPERTY AT 375 WEST RIVER ROAD
(ELGIN RIVERSIDE WATER TREATMENT PLANT)
WHEREAS, written application has been made to reclassify
certain property from CF Community Facility District and GI
General Industrial District to PCF Planned Community Facility
District; and
WHEREAS, the Planning and Development Commission
conducted a public hearing after due notice in the manner
required by law and has submitted its written findings and
recommendation; and
WHEREAS, the City Council of the City of Elgin, Illinois
concurs with the findings and recommendation of the Planning
and Development Commission.
NOW, THEREFORE, BE IT ORDAINED BY THE CITY COUNCIL OF THE
CITY OF ELGIN, ILLINOIS:
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 . 08, Section 19 . 08 . 020
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 GI General Industrial
District (Parcel One) and from the CF Community
Facility District (Parcel Two) , and including all in
the PCF Planned Community Facility District, the
following described property:
PARCEL ONE:
THAT PART OF LOTS 13 AND 14 AND PART OF VACATED
LESLIE STREET AND VACATED SHARON DRIVE, ALL IN FOX
RIDGE UNIT NO. 1, BEING A SUBDIVISION OF PART OF
FRACTIONAL SECTION 2 , TOWNSHIP 41 NORTH, RANGE 8
EAST OF THE THIRD PRINCIPAL MERIDIAN AND THAT PART
OF THE SOUTHEAST QUARTER OF SAID FRACTIONAL SECTION
2 , DESCRIBED AS FOLLOWS: COMMENCING AT THE
INTERSECTION OF THE EAST LINE OF SAID FRACTIONAL
SECTION 2 WITH THE SOUTH LINE, AS MONUMENTED, OF A
STRIP OF LAND CONVEYED TO THE NORTHERN ILLINOIS GAS
COMPANY BY DEED RECORDED IN THE RECORDER'S OF KANE
COUNTY, ILLINOIS AS DOCUMENT NO. 876705; THENCE
SOUTH 89 DEGREES 08 MINUTES 00 SECONDS WEST, ALONG
THE SAID SOUTH LINE, AS MONUMENTED, A DISTANCE OF
537 . 23 FEET FOR THE POINT OF BEGINNING, ALSO BEING
THE NORTHWEST CORNER OF LOT 1 OF ELGIN AIRPORT INN
INC. PLAT, BEING A SUBDIVISION OF PART OF SAID
SOUTHEAST QUARTER OF FRACTIONAL SECTION 2 ; THENCE
CONTINUING SOUTH 89 DEGREES 08 MINUTES 00 SECONDS
WEST, ALONG SAID SOUTH LINE, AS MONUMENTED, A
DISTANCE OF 550. 00 FEET; THENCE SOUTH 01 DEGREE 00
MINUTES 00 SECONDS EAST, A DISTANCE OF 575 . 66 FEET
(RECORD BEING 575 . 72 FEET) TO THE NORTH LINE, AS
MONUMENTED, EXTENDED EASTERLY OF RANCH ROAD AS
PLATTED IN RIVERSIDE MANOR UNIT NO. 2, BEING A
SUBDIVISION OF PART OF SAID FRACTIONAL SECTION 2;
THENCE NORTH 88 DEGREES 57 MINUTES 29 SECONDS EAST,
ALONG SAID NORTH LINE EXTENDED EASTERLY, A DISTANCE
OF 544 . 25 FEET (RECORD BEING SOUTH 89 DEGREES 00
MINUTES 00 SECONDS EAST AND 544 . 14 FEET) TO A POINT
THAT IS 537 . 23 FEET WEST OF (MEASURED ALONG THE
AFORESAID SOUTH LINE, AS MONUMENTED, OF A STRIP OF
LAND CONVEYED TO NORTHERN ILLINOIS GAS COMPANY) AND
PARALLEL WITH THE AFORESAID EAST LINE OF THE
SOUTHEAST QUARTER OF FRACTIONAL SECTION 2 AND BEING
THE WEST LINE, AS MONUMENTED, OF AFORESAID LOT 1;
THENCE NORTH 00 DEGREES 25 MINUTES 32 SECONDS WEST,
ALONG SAID WEST LINE, AS MONUMENTED, OF LOT 1, A
DISTANCE OF 574 . 01 FEET (RECORD BEING NORTH AND
574 . 48 FEET) TO THE POINT OF BEGINNING.
PARCEL TWO:
THAT PART OF FRACTIONAL SECTION 2, TOWNSHIP 41
NORTH, RANGE 8 EAST OF THE THIRD PRINCIPAL MERIDIAN,
DESCRIBED AS FOLLOWS: BEGINNING AT THE SOUTHEAST
CORNER OF LOT 41 IN RIVERSIDE MANOR, UNIT NO. 2;
THENCE NORTH 80 DEGREES 22 MINUTES EAST ALONG THE
NORTH LINE OF HAZEL DRIVE EXTENDED EASTERLY, 296 . 0
FEET; THENCE NORTH 10 DEGREES 08 MINUTES WEST 52 . 52
FEET;THENCE NORTHERLY ALONG A CURVE TO THE RIGHT
HAVING A RADIUS OF 727 . 45 FEET AND BEING TANGENT TO
THE LAST DESCRIBED COURSE, 292 . 01 FEET; THENCE NORTH
12 DEGREES 52 MINUTES EAST TANGENT TO THE LAST
DESCRIBED CURVE, 124 .56 FEET; THENCE NORTH 89
DEGREES 58 MINUTES 03 . 9 SECONDS WEST 303 . 75 FEET TO
THE EASTERLY LINE OF RIVERSIDE MANOR, UNIT NO. 2 ;
THENCE SOUTH 12 DEGREES, 52 MINUTES WEST ALONG SAID
EASTERLY LINE, 264 . 9 FEET TO AN ANGLE POINT ON SAID
EASTERLY LINE;THENCE SOUTH 10 DEGREES 08 MINUTES
EAST ALONG SAID EASTERLY LINE, 258 . 6 FEET TO THE
POINT OF BEGINNING; AND THAT PART OF FRACTIONAL
SECTION 2 , TOWNSHIP 41 NORTH, RANGE 8 EAST OF THE
THIRD PRINCIPAL MERIDIAN, DESCRIBED AS FOLLOWS:
BEGINNING AT THE SOUTHEAST CORNER OF LOT 24 IN
RIVERSIDE MANOR UNIT NO. 2; THENCE EASTERLY ALONG
THE NORTHERLY LINE EXTENDED EASTERLY OF RANCH ROAD
AS PLATTED IN SAID RIVERSIDE MANOR UNIT NO. 2, A
DISTANCE OF 721 . 59 FEET TO A LINE DRAWN PARALLEL
WITH AND 537 . 23 FEET WEST OF (AS MEASURED ALONG THE
SOUTHERLY LINE OF A TRACT OF LAND CONVEYED TO
NORTHERN ILLINOIS GAS COMPANY BY DEED DATED NOVEMBER
21 , 1958 AND RECORDED NOVEMBER 28, 1958 IN BOOK 1932
PAGE 239 AS DOCUMENT NO. 876705) THE EAST LINE OF
THE SOUTHEAST QUARTER OF SAID FRACTIONAL SECTION 2;
THENCE SOUTHERLY ALONG SAID PARALLEL LINE A DISTANCE
OF 826 . 68 FEET; THENCE WESTERLY ALONG THE NORTHERLY
LINE EXTENDED EASTERLY OF HAZEL DRIVE, 314 . 10 FEET;
THENCE NORTH 10 DEGREES 08 MINUTES WEST 52 . 52 FEET;
THENCE NORTHERLY ALONG A CURVE TO THE RIGHT HAVING A
RADIUS OF 727 . 45 FEET AND BEING TANGENT TO THE LAST
DESCRIBED COURSE, 292 . 01 FEET; THENCE NORTH 12
DEGREES 52 MINUTES EAST TANGENT TO THE LAST
DESCRIBED CURVE, 124 .56 FEET;THENCE NORTH 89 DEGREES
58 MINUTES 03 . 9 SECONDS WEST 303 . 75 FEET TO THE
EASTERLY LINE OF RIVERSIDE MANOR UNIT NO. 2 ; THENCE
NORTHERLY ALONG THE EASTERLY LINE OF LOTS 46 , 47 ,
AND 48 IN SAID RIVERSIDE MANOR UNIT NO. 2 , 348 . 22
FEET TO THE NORTHEAST CORNER OF SAID LOT 48; THENCE
` WESTERLY ALONG THE SOUTHERLY LINE EXTENDED EASTERLY
OF RANCH ROAD AS PLATTED IN SAID RIVERSIDE MANOR
UNIT NO. 2, A DISTANCE OF 175 . 0 FEET; THENCE
NORTHERLY, 67 . 31 FEET TO THE POINT OF BEGINNING, THE
ABOVE DESCRIBED PARCELS ALL BEING SITUATED IN THE
CITY OF ELGIN, KANE COUNTY, ILLINOIS . "
Section 3 . The Elgin Riverside Water Treatment Plant PCF
Planned Community Facility District shall be developed,
designed, and operated subject to:
A. PURPOSE AND INTENT
The purpose and intent of this PCF Planned Community
Facility District is to provide a planned environment for
a municipal water treatment plant in the midst of
developed surroundings . This PCF zoning district is most
similar to, but departs from, the standard requirements
of the CF Community Facility District.
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 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, as amended.
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, as amended.
E. LAND USE
In this PCF zoning district, the use and development of
land and structures shall subject to the provisions of
Chapter 19 . 10, Land Use, of the Elgin Municipal Code, as
amended. The following enumerated "land uses" (SR) shall
be the only land uses allowed as a "permitted use" (SR) ,
as a "conditional use" (SR) , or as a "similar use" (SR)
in this PCF zoning district:
Permitted Uses . The following enumerated land uses shall
be the only land uses allowed as a permitted use in this
PCF zoning district:
Municipal Services Division.
1 . "Municipal facilities" (SR) (UNCL) .
Construction Division.
1 . "Contractors office and equipment areas" (SR) .
Transportation, Communication, and Utilities Division.
1 . "Commercial antennas and antenna structures mounted
on existing structures" (SR) (UNCL) .
2 . "Radio and television antennas" (SR) (UNCL) .
3 . "Satellite dish antennas" (SR) (UNCL) .
4 . "Treatment, transmission, and distribution
facilities : poles, wires, cables, conduits,
laterals, vaults, pipes, mains, and valves"
Olibs (SR) (UNCL) .
Miscellaneous Uses Division.
1 . "Fences and walls" (SR) (UNCL) .
2 . "Loading facilities" (SR) (UNCL) , exclusively
"accessory" (SR) , subject to the provisions of
Chapter 19 . 47 , Off-street Loading.
3 . "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.
4 . "Refuse collection area" (SR) .
5 . "Storage tanks" (SR) (UNCL) .
6 . "Signs" (SR) (UNCL) , subject to the provisions of
Chapter 19 . 50, Signs .
7 . "Temporary uses" (SR) (UNCL) .
8 . "Accessory structures" (SR) (UNCL) to the permitted
uses allowed in this PCF zoning district, subject to
the provisions Section 19 . 12 . 500, Accessory
Structures and Buildings .
9 . "Accessory uses" (SR) (UNCL) to the permitted uses
allowed in this PCF zoning 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 zoning district:
Transportation, Communication, and Utilities Division.
1 . "Conditional commercial antennas and antenna
structures mounted on existing structures"
(SR) (UNCL) .
2 . "Conditional commercial antenna tower" (SR) (UNCL) .
3 . "Other radio and television antennas" (SR) (UNCL) .
4 . "Other satellite dish antennas" (SR) (UNCL) .
5 . "Treatment, transmission, and distribution
facilities : equipment, equipment buildings, towers,
exchanges, substations, and regulators" (SR) (UNCL) .
Miscellaneous Uses Division.
1 . "Master signage plan" (SR) , subject to the
provisions of Chapter 19 .50, Signs .
2 . "Accessory structures" (SR) (UNCL) to the conditional
uses allowed in this PCF zoning district, subject to
the provisions of Section 19 . 12 . 500, Accessory
Structures and Buildings .
3 . "Accessory uses" (SR) (UNCL) to the conditional uses
allowed in this PCF zoning district, subject to the
provisions of 19 . 10 . 400, Component Land Uses .
F . SITE DESIGN
In this PCF zoning district, except as otherwise provided
herein, the use and development of land and structures
shall be in substantial conformance with the Preliminary
Development Plan for the Riverside Water Treatment Plant
prepared by Black & Veatch, dated December, 1996, which
is attached and made a part hereof by reference as
Exhibit B. Building construction in the area reserved
for future ozone treatment facilities shall not exceed
three stories in height. Ozone treatment facilities
shall be contained in a building constructed with like
materials and in a architectural style which complements
the Chemical and Filter Building. The use and
development of land shall otherwise be subject to the
provisions of Chapter 19 . 12 , Site Design; and Chapter
19 . 30, Community Facility Districts, Section 19 . 30 . 135,
Site Design of the Elgin Municipal Code, as amended.
Landscape materials planted in substantial conformance
with the landscape plans attached with the Preliminary
Development Plan for the Riverside Water Treatment Plant
shall be maintained in a healthy condition. Dead
landscape materials shall be replaced with like
materials, similar in both size and density, unless a
nursery is unable to meet the size requirements . In
which case, all evergreens needing replacement shall be a
minimum of eight feet in height at the time of planting.
Dead landscape materials shall be replaced as soon as
practical , given weather and seasonal restrictions; but
in no case shall dead landscape materials not be replaced
within eight months .
G. OFF-STREET PARKING
In this PCF zoning district, the location and design of
off-street parking lots and vehicle use areas shall be in
substantial conformance with the Preliminary Development
Plan for the Riverside Water Treatment Plant prepared by
Black & Veatch (reference Exhibit B) . The location and
design of off-street parking lots and vehicle use areas
shall otherwise be subject to the provisions Chapter
19 . 45, Off-street Parking, of the Elgin Municipal Code,
as amended.
H. OFF-STREET LOADING
In this PCF zoning district, the location and design
off-street loading facilities shall be in substantial
conformance with the Preliminary Development Plan for the
Riverside Water Treatment Plant prepared by Black &
Veatch (reference Exhibit B) . The location and design of
off-street loading facilities shall otherwise be subject
to the provisions of Chapter 19 .47 , Off-street Loading,
of the Elgin Municipal Code, 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, as amended.
J. NONCONFORMING USES AND STRUCTURES
In this PCF zoning district, nonconforming uses and
enk structures shall be subject to the provisions of Chapter
19 . 52, Nonconforming Uses and Structures , as amended.
K. PLANNED DEVELOPMENTS
This PCF zoning district shall be subject to the
provisions of Chapter 19 . 60, Planned Developments, as
amended.
L. CONDITIONAL USES
In this PCF zoning district, conditional uses shall be
subject to the provisions of Chapter 19 . 65, Conditional
Uses , of the Elgin Municipal Code, as amended. The owner
may authorize the filing of an application requesting a
conditional use without requiring an amendment to this
PCF zoning district.
M. VARIATIONS
In this PCF zoning district, variations shall be subject
to the provisions of Chapter 19 . 70, Variations, of the
Elgin Municipal Code, as amended. The owner may
authorize the filing of an application requesting a
variation without requiring an amendment to this PCF
zoning district.
e' N. APPEALS
Any requirement, determination, or interpretation
associated with the administration and enforcement of
this ordinance may be appealed subject to the provisions
of Chapter 19 . 75, Appeals . of the Elgin Municipal Code,
as amended.
Section 4 . That this ordinance shall be in full force
and effect from and after its passage in the manner provided
by law.
Kevin Kelly, Ma or
Presented: February 12, 1997
Passed: February 12, 1997
Omnibus Vote: Yeas 6 Nays 0
Recorded: February 13, 1997
Published:
Attest:
, .% ` C C'(v,--
Dolonna Mecum, City Clerk
January 6, 1997
FINDINGS AND RECOMMENDATION
Planning and Development Commission City of Elgin, Illinois
SUBJECT
Consideration of Petition 4-97 Requesting a Reclassification of
Property from CF Community Facility District and GI General
Industrial District to PCF Planned Community Facility District;
Property Located at 375 West River Road; by the City of Elgin,
-- as Applicant and Owner.
BACKGROUND
An application has been filed by the City of Elgin requesting a
reclassification of certain property from CF Community Facility
District and GI General Industrial District to PCF Planned
! mb. Community Facility District.
The property is improved with the Riverside Water Treatment
Plant. The purpose of the application is to properly zone the
community facility, and to plan for certain proposed and future
expansions to the facility.
FINDINGS
After due notice, as required by law, the Planning and
Development Commission held a public hearing in consideration of
Petition 4-97 on January 6 , 1997 . The applicant testified at
the public hearing and submitted documentary evidence in support
of the petition. Various interests appeared at the hearing.
The Planning Department has submitted a Map Amendment Review,
dated December 24 , 1996 .
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 .
Finding. The subject property is an irregularly shaped
parcel containing approximately 17 acres . The property
drains from northwest to southeast.
Exhibit A
. v
--
(ek 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 on West River
Road. West River Road functions as a local street providing
access to the adjoining properties . The subject- property
has a single point of access onto West River Road.
Two streets- (Ranch Road and Hazel Drive) in Riverside Manor
Subdivision deadend at the subject property' s westerly
property line. No access is proposed to these local
streets, which serve the residential properties in the
subdivision.
eft Off-street parking is provided to meet the employment and
visitor parking needs for the expanded _facility.
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 southern portion of the subject property was
acquired by the City of Elgin in the late 1970 ' s for the
purpose of constructing the water treatment plant, and to
accomodate an eventual doubling of its capacity. The
existing plant and the majority of the proposed expansion
are located on this portion of the property.
The City of Elgin acquired the northern portion of the
property in 1990 for the purpose of meeting the space
requirements for the proposed expansion, and to reserve land
for future water treatment facilities .
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.
Finding. A Northern Illinois Gas Company right of way, West
River _Road, and the Northwest Tollway ( I-90) are located to
the north of the subject property.
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eek The -areas located to the east of the subject property are
zoned GI General Industrial District and MFR Multiple Family
Residence District. These areas are developed with a hotel
(Holiday Inn) and a mobile home park (Willow Lakes Estates) .
The areas located to the south and southwest of the subject
property are zoned CF Community Facility District. These
areas are developed with the campus of Judson College.
The areas located to the west of the subject property are
zoned SFR1 Single Family Residence District and GI General
Industrial District. These areas are developed with single
family residences (Riverside Manor Subdivision) and a
commercial building.
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, and community facility uses .
G. Planned Development Districts. Where applicable, the
fe" 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 PCF Planned Community Facility District
is to provide a planned environment for various types of
community facilities . A PCF zoning district is similar to,
but departs from the standard requirements of the CF zoning
district.
Planned community facility districts should be located in
substantial conformance with the comprehensive plan. The
amount of land necessary to constitute a separate planned
community facility 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, unless such land is
located between any nonresidential zoning district, any
residence district or any residence conservation district,
which all have frontage on the same street and on the same
block. No departure from the required minimum size of a
planned community facility district shall be granted by the
City Council .
Finding. The proposed planned development district contains
elk approximately 17 acres . The subject property has been found
suitable for the intended planned development district with
respect to conformance to the provisions for the purpose and
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erk intent, and the location and size of a planned zoning
district.
H. Comprehensive Plan. The suitability of the subject property
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 "community facilities" 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 does not contain significant natural features
including areas of steep slope, watercourses, wetlands, or
vegetation.
J. Internal Land Use. The suitability of the subject property
for the planned development with respect to the land uses
emk permitted within the development being located, designed,
and operated so as to excersize no undue detrimental
influence on each other or on surrounding property.
Finding. The subject property is suitable for the intended
planned development in that the land uses to be permitted
within the development are to be located, designed and
mitigated, and operated so as to exercise no undue
detrimental influence on each other or on 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 Elgin Municipal Code. The applicant is requesting a
departure from the following section of the zoning ordinance:
o Elgin Zoning Ordinance, 19 . 30 . 135(E . 1 .e) Transition
Setback, where adjoining a residence district boundary.
The required transition building setback is 78 feet. Two
of the existing treatment basins are located
approximately 46 feet from the residence district
boundary. One of the proposed treatment basins is
located approximately 54 feet from the residence district
boundary. All other improvements are to be designed and
constructed in conformance with the applicable zoning
requirements .
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RECOMMENDATION
On a motion to recommend approval of Petition 4-97 , subject to
the following conditions, the vote was seven yes and zero no:
1 . Compliance with the PCF Planned Community Facility District
Ordinance, dated December, 1996, as amended.
2 . Compliance with all other applicable codes and ordinances .
Therefore, the motion to recommend approval of Petition 4-97 was
adopted.
Robert W. Siljes om, Chairman
Planning and Development Commission
— Thomas J. A trong, Secretar
Planning and Development Commission
ern'
eft
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