G25-98 i
Ordinance No. G25-98
AN ORDINANCE
RECLASSIFYING PROPERTY IN THE
PMFR PLANNED MULTIPLE FAMILY RESIDENCE DISTRICT
( 55 North Willard Avenue)
WHEREAS, written application has been made to reclassify
said property from the MFR Multiple Family Residence District
to the PMFR Planned Multiple Family Residence District.
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 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
olow following paragraph:
"The boundaries hereinafter 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
property:
OUTLOT A IN LORD' S PARK TERRACE, BEING A
SUBDIVISION OF PART OF LOT 16 OF THE COUNTY CLERK' S
SUBDIVISION IN THE SOUTHWEST QUARTER OF SECTION 18 ,
TOWNSHIP 41 NORTH, RANGE 9 EAST OF THE THIRD
PRINCIPAL MERIDIAN, IN THE CITY OF ELGIN, IN HANOVER
TOWNSHIP, COOK COUNTY, ILLINOIS . ( SAID PROPERTY IS
COMMONLY KNOWN AS 55 NORTH WILLARD AVENUE) . "
Section 2 . That the City Council of the City of Elgin
hereby adopts the Findings of Fact made by the Planning and
Development Commission, a copy of which is attached hereto as
Exhibit A and incorporated herein by reference, and grants the
reclassification in the PMFR Planned Multiple Family Residence
District at 55 North Willard Avenue in accordance with the
following provisions :
A. General Provisions . The developer shall provide that the
homeowners association shall be responsible to use its '
/k best efforts to care for and maintain the landscaping
located within the public right of way along the northerly
4
e,,, property line of the development The developer shall
make such provisions with the covenants and restrictions
for the homeowners association, which document shall be
recorded prior to the issuance of the first building
permit .
Additionally, the developer shall enter into an agreement
with the City of Elgin for enforcing traffic regulations
on private streets prior to the issuance of the first
building permit.
B. Purpose and Intent. The purpose of this PMFR Planned
Multiple Family Residence District is to provide a planned
urban residential environment for multiple family
dwellings, subject to the provisions of Chapter 19 . 60,
Planned Developments . A PMFR zoning district is most
similar to, but departs from the standard requirements of
the MFR zoning district.
C. 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, as amended. The
exclusion of such symbol shall not exempt such word or
phrase from the applicable supplementary regulation.
D. 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, as amended.
E . 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, as amended.
F. Land Use. In this PMFR zoning district, the use and
development of land and structures shall be subject to the
provisions of Chapter 19 . 10, Land Use. 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 this PMFR zoning district:
Permitted Uses . The following enumerated land uses shall
be the only land uses allowed as a permitted use in this
PMFR zoning district:
Residences Division.
1 . "Multiple family dwellings" [SR] (UNCL) .
2 . "Residential garage sales" [SR] (UNCL) .
4
tow.. 3 . "Residential occupations" {SR} (UNCL) .
4 . "Residential outdoor storage of firewood" [SR] .
5 . "Residential parking areas" [SR] (UNCL) .
6 . "Residential storage" [SR] (UNCL) .
7 . "Residential storage of trucks or buses" [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.
11 . "Contractors office and equipment areas" [SR] (UNCL) .
Transportation, Communication and Utilities Division.
12 . "Amateur radio antennas" [SR] (UNCL) .
13 . "Commercial antennas and antenna structures mounted
on existing structures" [ 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 . "Refuse collection area" [SR] .
19 . "Signs" [SR] (UNCL) , subject to the provisions of
Chapter 19 . 50, Signs .
20 . "Temporary uses" [SR] (UNCL) .
21 . "Accessory uses" [SR] (UNCL) to the permitted uses
,, allowed in the MFR Multiple Family Residence
District, subject to the provisions of Section
19 . 10. 400, Component Land Uses .
4 ,
Conditional Uses . The following enumerated land uses
shall be the only land uses allowed as a conditional use
in the PMFR zoning district:
Residences Division.
1 . "Conditional residential occupations" {SR} (UNCL) .
Services Division.
2 . "Residential care facility" [SR] ( 8361) .
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 . "Treatment, transmission and distribution facilities :
equipment, equipment buildings, towers, exchanges,
substations, regulators" [SR] (UNCL) .
8 . "Accessory uses" [SR] (UNCL) to the conditional uses
allowed in this PMFR zoning 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 shall be subject to the
provisions of Chapter 19 . 12 , Site Design, of the Elgin
Municipal Code, as amended, except as may be otherwise
provided in this section. In this PMFR zoning district,
site design for a zoning lot, lot area, lot width,
setbacks, accessory structures and buildings, yards,
landscape yards, floor area, and building coverage shall
be in substantial conformance to the following:
Development Application for A Park Bluff Venture townehome
Residential Development, submitted by Park Bluff Venture,
dated June 5, 1997 (revision date of January 23, 1998) ,
encompassing a letter from Larry J. Peterman to L. E.
Zannini , dated December 11, 1997 , regarding landscaping
specifications .
H. Off Street Parking. In this PMFR zoning 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.
e I . Signs . In this PMFR zoning district, signs shall be
subject to the provisions of Chapter 19 . 50, Signs, of the
Elgin Municipal Code, as may be amended.
J. Nonconforming Uses and Structures . In this PMFR zoning
district, nonconforming uses and structures shall be
subject to the provisions of Chapter 19 . 52, Nonconforming
Uses and Structures, of the Elgin Municipal Code, as may
be amended.
K. Planned Developments . This PMFR zoning district shall be
subject to the provisions of Chapter 19 . 60, Planned
Developments, of the Elgin Municipal Code, as may be
amended.
L. Conditional Uses . In this PMFR zoning district,
conditional uses shall be subject to the provisions of
Chapter 19 . 65 Conditional Uses, of the Elgin Municipal
Code, as may be amended.
M. Variations . Any of the requirements of this ordinance may
be varied, 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 authorize
such an application.
N. Appeals . Any requirement, determination, or
interpretation associated with the administration and
enforcement of the provision of this ordinance may be
appealed subject to the provisions of Chapter 19 . 75,
Appeals, of the Elgin Municipal Code, as may be amended.
Section 3 . That this ordinance shall be in full force and
effect from and after its passage in the manner provided by
law.
Kevin Kelly, Mayo /
Presented: March 25, 1998
Passed: March 25, 1998
Omnibus Vote: Yeas 5 Nays 0
Recorded: March 26, 1998
Attest:
�•�.� .___._ IL
eft Dolonna Mecum, C ty Clerk
August 4, 1997
FINDINGS OF FACT
PLANNING AND DEVELOPMENT COMMISSION
CITY OF ELGIN
I . SUBJECT
Consideration of Petition 52-97, Requesting a Map Amendment
from MFR Multiple Family Residence District to PMFR Planned
Multiple Family Residence District, and Requesting
Preliminary Plat of Subdivision Approval, for a Development
to be Known as Park Bluff Townhomes; Property Located at 55
North Willard Avenue; by Park Bluff Venture, as Applicant
and Owner.
II . CONSIDERATIONS
A petition has been filed by Park Bluff Venture requesting a
map amendment from MFR Multiple Family Residence District to
.. PMFR Planned Multiple Family Residence District, and
preliminary plat of subdivision approval . The subject
property is located at 55 North Willard Avenue.
The petitioner proposes to develop the subject property with
53 two bedroom townhomes, to be located within 13 buildings .
Each townhome would contain 1,000 square feet of floor area.
The developer estimates the fair market value of each
townhome as $122,000 . 00 .
III . FINDINGS
After due notice, as required by law, the Planning and
Development Commission held a public hearing on Petition
52-97 on August 4, 1997 . The petitioner testified at the
public hearing. Proponents of the petition and objectors to
the petition testified at the public hearing. Neither
written correspondence in support of nor in objection to the
petition has been submitted.
A Petition Review, was submitted by the Planning Department,
which neither recommended approval nor denial of Petition
52-97 . This Petition Review, along with the exhibits
Exhibit A
tow
attached thereto, and the written transcription of the
proceedings of the public hearing, are attached hereto and
made a part hereof .
The Planning and Development Commission has made the
following findings with respect to Petition 52-97 :
A. Site Characteristics
The subject property is an irregularly shaped parcel,
containing approximately 254,503 square feet (5 .83
acres) . The subject property is unimproved.
B. Sanitary Sewer, Water, and Stormwater Control
The developer proposes to serve the subject property
with municipal sanitary sewer and water service. Storm
water would be controlled in compliance with municipal
code requirements .
C. Traffic and Parking
The subject property is located on the east side of
North Willard Avenue, and on the south side of Terrace
Court. The Elgin Municipal Code stipulates design
standards for such required right of way improvements
as streets, sidewalks, trees, lighting, curb and
gutter.
The petitioner proposes to dedicate an additional 20
feet of right of way to the city, adjoining the Terrace
Court right of way.
The petitioner proposes to construct a new cul de sac
street extending south from Terrace Court to serve the
subject property. The proposed new cul de sac (to be
known as Park Bluff Circle) would be a private street.
The petitioner proposes to provide attached one car
garages for each unit (53 in total) , with room for one
car to be parked in the driveway in front of each
garage (53 in total) . The petitioner also proposes to
provide 18 guest parking stalls in small parking areas
located throughout the development. Therefore, for the
53 proposed dwelling units, the petitioner proposes to
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provide 124 off street parking stalls (2 . 34 stalls per
unit) .
D. Zoning History
1928 B Residential
1950 A Residential
1960 DD Limited Commercial
1961 DD Limited Commercial
1962 B-1 Community Business District
1992 R-4 General Residence District
Present MFR Multiple Family Residence District
Under the current MFR District zoning, the subject
. property could be lawfully developed with no more than
one principal building per lot, at a minimum of one
dwelling unit per 5,000 square feet of zoning lot area.
E. Surrounding Land Use and Zoning
The area located to the north of the subject, property
across Terrace Court, is zoned MFR Multiple Family
emk Residence District and is developed with apartments .
The area located to the east of the subject property is
zoned SFR1 Single Family Residence District and is
developed with single family residences .
The area located to the south of the subject property
is zoned CI Commercial Industrial District and is
developed with uses such as an electric supply company,
a bakery thrift shop, a restaurant, a fireplace
company, and various automotive uses .
The area located to the west of the subject property,
across Willard Avenue, is zoned MFR Multiple Family
Residence District, and is developed with condominiums .
F. Trend of Development
The area surrounding the subject property has primarily
developed, with residential uses predominant on the
north, east and west sides of the subject property, and
commercial and industrial type uses south of the
subject property, along East Chicago Street.
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G. Planned Development District
The purpose and intent of the provisions 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 requirements of the Zoning Ordinance.
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
tow vegetation.
The proposed planned development features the
following:
1 . The proposed planned development seeks a departure
from the standard MFR Multiple Family Residence
District maximum number of principal buildings per
zoning lot. In the MFR District, no more than one
principal building is permitted per zoning lot.
The petitioner proposes 13 buildings on one zoning
lot as an element of the planned development.
This departure may be granted by the City Council
as part of the planned development, should the
council so desire.
2 . The proposed planned development seeks a departure
from the standard MFR District minimum required
zoning lot area per dwelling unit. In the MFR
District, a minimum of 5,000 square feet of zoning
lot area is required per dwelling unit. As an
element of this planned development, the
petitioner proposes to provide 3,478 square feet
of residential land area per dwelling unit. This
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departure may be granted by the City Council as an
element of the planned development, should the
council so desire.
3 . The petitioner proposes that the new cul de sac
street be a private street. Private streets are
permitted only as approved elements of a planned
development.
4 . The landscape plan submitted by the petitioner
does not appear to be in compliance with the
landscape requirements of the Zoning Ordinance.
This departure may be granted by the City Council
as an element of the planned development, should
the council so desire.
5 . The petitioner has indicated that the building
exterior will be of brick and vinyl siding. It is
unclear as to how each elevation of each building
will be treated.
6 . The petitioner has not indicated street trees or
street lighting for the proposed cul de sac
street. This departure from the standard
Subdivision Ordinance requirements may be granted
by the City Council, should it so desire.
H. Comprehensive Plan
The subject property is designated as urban residential
in the Comprehensive Plan.
I . Natural Preservation
The subject property ranges in elevation from a high
elevation at the northeast corner of the subject
property of 776 feet, to a low elevation at the
southeast corner of the subject property of 746 feet,
for a maximum relief of 30 feet. No watercourses or
wetlands have been identified at the subject property.
The subject property is heavily overgrown.
J. Internal Land Use
If the subject property was developed in compliance
with the current MFR District zoning requirements, the
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em-
land uses provided for within section 19 .25 .730 Land
Use of the Elgin Zoning Ordinance, would be allowed.
The petitioner has indicated that no departures from
the standard requirements of the Zoning or Subdivision
Ordinances are being sought.
IV. RECOMMENDATION
On a motion to recommend approval of Petition 52-97 ,
subject to the following conditions :
1 . Substantial compliance with the Development
Application for a Park Bluff Venture Townhome
Residential Development, prepared by Todd
Lipschutz of Park Bluff Venture, dated June 4,
1997, revised as follows :
- Reduce the number of dwelling units to no
more than 36 (one dwelling unit per 5,000
square feet of residential land area) .
eft' - All exterior elevations shall be of brick and
cedar.
- Installation of street trees and street
lighting in compliance with Title 18,
Subdivision, of the Elgin Municipal Code.
- Submission of an entry way sign plan. Said
sign shall be a monument sign, not to exceed
11 feet in total height, nor 80 square feet
in total surface area.
- Provision of at least four off street parking
stalls per dwelling unit.
2 . Substantial compliance with the landscape plan,
prepared by Pedersen Company, dated April 28,
1997, revised to meet or exceed the landscaping
requirements contained within Chapter 19 . 12 Site
Design of the Zoning Ordinance.
3 . Compliance with all applicable codes and
ordinances .
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the vote was one yes and four no.
Therefore, the motion to recommend approval of Petition
52-97 was rejected.
1 AL: !...�4 41 L!L, 0.0.
Robert W. Silje-$ rom, Cha man
Planning and Development Commission
arc/A Dyyl
atricia A. Andrews, Secretary
Planning and Development Commission
tow.
eift
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