G63-00 •
Ordinance No. G63-00
AN ORDINANCE
CLASSIFYING PROPERTY LOCATED AT 1555 SOUTH RANDALL ROAD AND
1600 UMBDENSTOCK ROAD TO THE PMFR PLANNED MULTIPLE FAMILY
RESIDENCE DISTRICT
(MULBERRY GROVE)
WHEREAS, the territory herein described has been annexed
to the City of Elgin; and
WHEREAS, written application has been made to classify
said territory in the PMFR Planned Multiple Family Residence
District; and
WHEREAS, after due notice in the manner provided by law
the Planning and Development Commission conducted public
hearings concerning said application and has submitted its
written findings and recommendations; and
WHEREAS, the City Council of the City of Elgin, Illinois,
has reviewed 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 :
Section 1 . 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
including in the PMFR Planned Multiple Family Residential
District the property legally described on Exhibit A attached
hereto and made a part hereof .
Section 2 . That the City Council of the City of Elgin
hereby grants the PMFR Planned Multiple Family Residential
District which shall be designed, developed, and operated
subject to the following provisions :
A. Purpose and Intent. The purpose and intent of
this PMFR zoning district is to provide a
planned urban residential environment for
multiple family dwellings, subject to the
provisions of Chapter 19 . 60 Planned
Developments of the Elgin Municipal Code, 1976,
as amended. The PMFR District is most similar
to, but departs from the standard requirements
of the MFR Multiple Family Residential 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, 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 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, 1976, as amended.
D. 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, 1976, as amended.
E. Location and Size of District. A PMFR zoning
district should be located in substantial
conformance to the official comprehensive
plan. The amount of land necessary to
constitute a separate PMFR zoning 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 .
F. Land Use. In this PMFR zoning district, the
use 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] in this PMFR District :
Residence 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) .
Municipal Services Division.
7 . Public parks, recreation, and open space
(UNCL) on a zoning lot [SR] containing
less than two acres of land.
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) .
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: : •
Construction Division.
11 . Contractors office and equipment areas
[SR] (UNCL) .
Transportation, Communication, and Utilities
Division.
12 . Radio and television antennas [SR] (UNCL) .
13 . Satellite dish antennas [SR] (UNCL) .
14 . Treatment, transmission, and distribution
facilities : poles, wires, cables,
conduits, laterals, vaults, pipes, mains,
and valves [SR] (UNCL) .
Miscellaneous Uses Division.
15 . Fences and walls [SR] (UNCL) .
16 . Parking lots [SR] (UNCL) , exclusively
accessory [SR] , subject to the provision
of Chapter 19 . 45 , Off Street Parking.
17 . Refuse collection area [SR] .
18 . Signs [SR] (UNCL) , subject to the
provisions of Chapter 19 . 50 , Signs .
19 . Temporary uses [SR] (UNCL) .
20 . Accessory structures [SR] (UNCL) to the
permitted uses allowed in this PMFR
Planned Multiple Family Residence
District, subject to the provisions of
Section 19 . 12 . 500 , Accessory Structures
and Buildings .
21 . Accessory uses [SR] (UNCL) to the
permitted uses allowed in this PMFR
Planned Multiple Family residence
District, subject to the provisions of
Section 19 . 20 . 400, Component Land Uses .
In this PMFR zoning district , the use 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 conditional use
[SR] in this PMFR District :
Residences Division.
1 . Conditional residential occupations [SR]
(UNCL) .
Municipal Services Division.
2 . Municipal facilities [SR] (UNCL) on a
zoning lot containing less than two acres
of land.
Services Division.
3 . Residential care facility [SR] (8361) .
Transportation, Communication, and Utilities
Division.
era. 4 . Amateur radio antennas [SR] (UNCL) .
5 . Commercial antennas and antenna structures
mounted on existing structures [SR] (UNCL) .
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. .
6 . Commercial antenna tower [SR] (UNCL) .
7 . Other radio and television antennas [SR]
(UNCL) .
8 . Other satellite dish antennas [SR] (UNCL) .
9 . Pipelines, except natural gas (461) .
10 . Railroad tracks (401) .
11 . Treatment, transmission and distribution
facilities : equipment, equipment
buildings, towers, exchanges, substations,
regulators [SR] (UNCL) .
Miscellaneous Uses Division.
12 . Master signage plan [SR] , subject to the
provisions of Chapter 19 . 50, Signs .
13 . Parking structures [SR] (UNCL) ,
exclusively accessory [SR] .
14 . Planned developments [SR] (UNCL) on a
zoning lot containing less than two acres
of land, subject to the provisions of
Chapter 19 . 60, Planned Developments .
15 . Accessory structures [SR] (UNCL) to the
conditional uses allowed in this PMFR
Planned Multiple Family Residence
District, subject to the provisions of
Chapter 19 . 12 . 500 , Accessory structures
and Buildings .
16 . Accessory uses [SR] (UNCL) to the
tow conditional uses allowed in this PMFR
Multiple Family Residence 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 Zoning
Ordinance . In this PMFR zoning district, the
use and development of land and structures
shall be subject to the provisions of Chapter
19 . 25 . 735, Site Design (Multiple Family
Residence District) , of the Elgin Zoning
Ordinance . In this PMFR District, the use and
development of land and structures shall be
according to the above with the exception of
below:
1 . Section 19 .25 .735 .H. Residential Floor
Area. The maximum residential floor area
for this zoning lot shall be 142 , 476
square feet of residential floor area for
the proposed zoning lot .
2 . Section 19 .25 .735 .K. Vehicle Use Area.
The maximum vehicle use area for a zoning
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lot shall be 114 , 127 square feet or 2 . 62
acres .
In this PMFR zoning district, the use and
development of land and structures shall also
be subject to the following conditions :
1 . Substantial conformance to the Statement
of Conformance submitted by Concord
Development Corporation, dated July 17,
2000 .
2 . Substantial conformance to the annexation
agreement for Mulberry Grove subdivision.
3 . Substantial conformance with the
Preliminary Development Plan by Jen Land
Design, Inc . , dated 6/1/00 and last
revised on 10/9/00 .
4 . Substantial conformance with the
Preliminary Engineering Plan by Spaceco,
Inc . , dated 6/22/00, last revised on
11/3/00, and labeled as 11/3/20 .
5 . Substantial conformance with the Landscape
Plan by Pugsley and Lahaie, Ltd. , dated
5/31/00 and last revised on 10/3/00 .
Berming shall be provided according to
staffs approval in addition to the
proposed landscaping along the west and
east property lines .
6 . Substantial conformance with the
elevations of the proposed attached single
family homes, dated July 27, 2000 . No two
attached single family (townhome) building
facades of similar color shall be located
adjacent to each other, with the exception
of the buildings paired together and
utilizing a shared vehicle use area.
7 . Development signage (entry signage) shall
be in substantial conformance with the
development signage displayed on the
Landscape Plan by Pugsley and Lahaie,
Ltd. , dated 5/31/00 and last revised on
10/3/00 .
8 . The fence departure shall apply only to
the partial/open fencing attached to the
development signs . Fencing shall be in
substantial conformance with the fencing
displayed on the Landscape Plan by Pugsley
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em. and Lahaie, Ltd. , dated 5/31/00 and last
revised on 10/3/00 .
9 . The existing tree lines along the north
and south property lines and the existing
tree cluster along Umbdenstock Road shall
be preserved to the best of the developers
ability.
10 . Compliance with all applicable codes and
ordinances .
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, 1976, as
amended.
I. Off-street Loading. In this PMFR zoning
district, off-street loading shall be subject
to the provisions of Chapter 19 . 47, Off-street
Loading of the Elgin Municipal Code, 1976, as
amended.
J. Signs. In this PMFR zoning district, signs
shall be subject to the provisions of Chapter
00". 19 . 50, Signs of the Elgin Municipal Code, 1976,
as amended.
K. Amendments. In this PMFR zoning district,
application for text and map amendments shall
be subject to the provisions of Chapter 19 . 55,
Amendments . A text and map amendment may be
requested by an individual lot or property
owner for a zoning lot without necessitating
that all other property owners in this PMFR
zoning district authorize such an application.
L. Planned Developments. In this PMFR zoning
district, the use and development of the land
and structures shall be subject to the
provisions of Chapter 19 . 60, Planned
Developments of the Elgin Municipal Code, 1976,
as amended. 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 PMFR zoning
district and without necessitating that all
other property owners authorize such an
application.
eft M. Conditional Uses. In this PMFR zoning
district, application for conditional uses
shall be subject to the provisions of Chapter
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fir.. 19 . 65 Conditional Uses of the Elgin Municipal
(` Code, 1976, as amended. A conditional use may
be requested by an individual lot or property
owner for a zoning lot without requiring an
amendment to this PMFR zoning district and
without necessitating that all other property
owners in this PMFR zoning district authorize
such an application.
N. Variations. In this PMFR zoning district,
application for variation shall be subject to
the provisions of Chapter 19 . 70, Variations of
the Elgin Municipal Code, 1976, as amended. Any
of the requirements of this ordinance may be
varied by petition of a lot or property owner
subject to this Ordinance, however, such
variation is 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 in this PMFR zoning district authorize
such an application.
elk 0. 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 of the Elgin Municipal Code, 1976, as
amended.
Section 3 . That this ordinance shall be full force and
effect immediately after its passage in the manner provided by
law.
■
Ed Schock, Mayor
Presented: November 15, 2000
Passed: November 15, 2000
Omnibus Vote : Yeas 7 Nays 0
Recorded: November 16, 2000
Published:
Attest :
f.' i'VC-u-s-----
Dolonna Mecum, City Clerk
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LEGAL DESCRIPTION FOR THE PMFR (MULTI-FAMILY)
IN THE PROPOSED MULBERRY GROVE SUBDIVISION
CITY OF ELGIN, KANE COUNTY, ILLINOIS
THAT PART OF THE EAST HALF OF THE SOUTHWEST QUARTER OF SECTION 33, TOWNSHIP 41
NORTH, RANGE 8 EAST OF THE THIRD PRINCIPAL MERIDIAN, LYING NORTHERLY OF THE
NORTHERLY LINE OF THE RIGHT-OF-WAY OF THE ILLINOIS CENTRAL RAILWAY COMPANY,IN THE
TOWNSHIP OF ELGIN, KANE COUNTY, ILLINOIS AND MORE PARTICULARLY DESCRIBED AS
FOLLOWS:
COMMENCING AT THE NORTHWEST CORNER OF THE SOUTHWEST QUARTER OF SAID SECTION
33; THENCE NORTH 88 DEGREES 53 MINUTES 02 SECONDS EAST, 2,654.00 FEET ALONG THE
NORTH LINE OF SAID SOUTHWEST QUARTER TO THE CENTER OF SAID SECTION 33,SAID POINT
BEING 3.22 FEET EAST OF THE CENTER OF SECTION AS MONUMENTED BY WOODRIDGE SOUTH
UNIT4 RECORDED JANUARY 3,1994 AS DOCUMENT NO.94K000311;THENCE SOUTH 00 DEGREES
02 MINUTES 05 SECONDS WEST, 1,280.26 FEET ALONG THE EAST LINE OF SAID SOUTHWEST
QUARTER TO THE POINT OF BEGINNING;THENCE SOUTH 00 DEGREES 02 MINUTES 05 SECONDS
WEST, 794.92 FEET CONTINUING ALONG SAID EAST LINE; THENCE NORTH 89 DEGREES 57
MINUTES 55 SECONDS WEST,82.62 FEET TO A POINT OF CURVATURE;THENCE WESTERLY 71.99
FEET ALONG A CURVE CONCAVE NORTH, HAVING A RADIUS OF 250.00 FEET AND A CHORD
BEARING NORTH 81 DEGREES 42 MINUTES 58 SECONDS WEST, 71.74 FEET TO A POINT OF
TANGENCY; THENCE NORTH 73 DEGREES 28 MINUTES 00 SECONDS WEST, 100.00 FEET TO A
POINT OF CURVATURE; THENCE WESTERLY 27.86 FEET ALONG A CURVE CONCAVE SOUTH,
HAVING A RADIUS OF 250.00 FEET AND A CHORD BEARING NORTH 76 DEGREES 39 MINUTES 32
SECONDS WEST,27.84 FEET TO A POINT OF TANGENCY;THENCE NORTH 79 DEGREES 51 MINUTES
04 SECONDS WEST,.99.62 FEET TO A POINT OF CURVATURE;THENCE NORTHWESTERLY 144.60
FEET ALONG A CURVE CONCAVE NORTHEAST,HAVING A RADIUS OF 250.00 FEET AND A CHORD
BEARING NORTH 63 DEGREES 16 MINUTES 53 SECONDS WEST, 142.59 FEET TO A POINT OF
TANGENCY; THENCE NORTH 46 DEGREES 42 MINUTES 41 SECONDS WEST, 337.21 FEET TO A
POINT OF CURVATURE; THENCE NORTHWESTERLY 470.94 FEET ALONG A CURVE CONCAVE
NORTHEAST, HAVING A RADIUS OF 600.00 FEET AND A CHORD BEARING NORTH 24 DEGREES 13
MINUTES 33 SECONDS WEST,458.94 FEET;THENCE NORTH 88 DEGREES 53 MINUTES 02 SECONDS
EAST, 936.43 FEET TO THE POINT OF BEGINNING.
SHEET 1 OF 1
Exhibit A