G64-00 Ordinance No. G64-00
AN ORDINANCE
CLASSIFYING PROPERTY LOCATED AT 1555 SOUTH RANDALL ROAD AND
1600 UMBDENSTOCK ROAD TO A PCF PLANNED COMMUNITY
FACILITY 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 to a PCF Planned Community Facility 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
r entitled Zoning District Map of the Elgin Municipal Code,
1976, as amended, be and the same is hereby further amended by
includling in the PCF Planned Community Facility 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 PCF Planned Community Facility District
which shall be designed, developed, and operated subject to
the following provisions :
A. Purpose and Intent. The purpose and intent of
this PCF zoning district is to provide a
planned environment for various types of
community facilities, subject to the provisions
of Chapter 19 . 60 Planned Developments of the
Elgin Municipal Code, 1976 , as amended. In
general, community facilities provide
governmental , recreational , educational ,
health, social, religious, and transportation
services to the community on a for profit or an
a not for profit basis . The PCF 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 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.
eft 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, 1976, 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, 1976 , as amended.
E. Location and Size of District. This PCF
zoning district should be located in
substantial conformance to the official
comprehensive plan. The amount of land
necessary to constitute a separate PCF 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 .
eft F. Land Use. In this PCF 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 PCF zoning district :
Services Division.
1 . Public parks, recreation, and open space
[SR] (UNCL) .
Finance, Insurance, and Real Estate Division.
2 . Development sales office [SR] (UNCL) .
Construction Division.
3 . Contractors office and equipment areas
[SR] (UNCL) .
Transportation, Communication, and Utilities
Division.
4 . Radio and television antennas [SR] (UNCL) .
5 . Satellite dish antennas [SR] (UNCL) .
6 . Treatment, transmission, and distribution
facilities : poles, wires, cables,
conduits, laterals, vaults, pipes, mains,
and valves [SR] (UNCL) .
Miscellaneous Uses Division.
rft. 7 . Fences and walls [SR] (UNCL) .
8 . Signs [SR] (UNCL) , subject to the
provisions of Chapter 19 . 50, Signs .
9 . Temporary uses [SR] (UNCL) .
10 . Parking lots [SR] (UNCL) , exclusively
accessory [SR] to a use allowed in the
zoning district subject to the
provisions of Chapter 19 . 47 , Off-street
Parking.
11 . Accessory structures [SR] (UNCL) to the
permitted uses allowed in this PCF Planned
Community Facility District, subject to
the provisions of Section 19 . 12 . 500 ,
Accessory Structures and Buildings .
12 . Accessory uses [SR] (UNCL) to the
permitted uses allowed in this PCF Planned
Community Facility District, subject to
the provisions of Section 19 . 20 . 400,
Component Land Uses .
In this PCF 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 PCF zoning district :
Municipal Services Division.
1 . Municipal facilities [SR] (UNCL) on a
zoning lot containing less than two acres
of land.
'" Transportation, Communication, and Utilities
Division.
2 . Amateur radio antennas [SR] (UNCL) .
3 . Commercial antennas and antenna structures
mounted on existing structures [SR] (UNCL) .
4 . Commercial antenna tower [SR] (UNCL) .
5 . Other radio and television antennas [SR]
(UNCL) .
6 . Other satellite dish antennas [SR] (UNCL) .
7 . Pipelines, except natural gas (461) .
8 . Railroad tracks (401) .
9 . Treatment, transmission and distribution
facilities : equipment, equipment
buildings, towers, exchanges, substations,
regulators [SR] (UNCL) .
Miscellaneous Uses Division.
10 . 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 .
11 . Accessory structures [SR] (UNCL) to the
conditional uses allowed in this PCF
Planned Community Facility District,
subject to the provisions of Chapter
19 . 12 . 500, Accessory structures and
eft Buildings .
12 . Accessory uses [SR] (UNCL) to the
conditional uses allowed in this PCF
Community Facility District, subject to
the provisions of Section 19 . 10 . 400,
Component Land Uses .
G. Site Design. In this PCF 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 PCF zoning district, the
use and development of land and structures
shall be subject to the provisions of Chapter
19 . 30 . 135, Site Design (CF Community Facility
District) , of the Elgin Zoning Ordinance . In
this PCF 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 . 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 .
7 . 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
and Lahaie, Ltd. , dated 5/31/00 and last
revised on 10/3/00 .
8 . 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.
9 . Compliance with all applicable codes and
ordinances .
H. Off-street Parking. In this PCF 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 PCF 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 PCF zoning district, signs
shall be subject to the provisions of Chapter
19 . 50, Signs of the Elgin Municipal Code, 1976,
as amended.
K. Amendments. In this PCF zoning district,
application for text and map amendments shall
eft 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 PCF
zoning district authorize such an application.
L. Planned Developments. In this PCF 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 PCF zoning
district and without necessitating that all
other property owners in this PCF zoning
district authorize such an application.
M. Conditional Uses. In this PCF zoning district,
application for conditional uses shall be
subject to the provisions of Chapter 19 . 65
Conditional Uses of the Elgin Municipal Code,
1976, as amended. A conditional use may be
eft requested by an individual lot or property
owner for a zoning lot without requiring an
amendment to this PCF zoning district and
without necessitating that all other property
owners in this PCF zoning district authorize
such an application.
N. Variations. In this PCF 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
for a zoning lot without requiring an amendment
to this PCF zoning district and without
necessitating that all other property owners in
this PCF zoning district authorize such an
application.
O. 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.
-/r � ,i
Ed Schock, Mayor
Presented: November 15, 2000
Passed: November 15, 2000
Omnibus Vote: Yeas 7 Nays 0
Recorded: November 16, 2000
Published:
Attest :
Dolonna Mecum, City Clerk
r
LEGAL DESCRIPTION FOR THE PCF (OPEN SPACE)
IN THE PROPOSED MULBERRY GROVE SUBDIVISION
CITY OF ELGIN, KANE COUNTY, ILLINOIS
PARCEL 1
THAT PART OF THE NORTHEAST QUARTER OF THE SOUTHWEST QUARTER OF SECTION 33,
TOWNSHIP 41 NORTH,RANGE 8, EAST OF THE THIRD PRINCIPAL MERIDIAN,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, 2,200.89 FEET ALONG THE
NORTH LINE OF SAID SOUTHWEST QUARTER TO THE POINT OF BEGINNING;THENCE NORTH 88
DEGREES 53 MINUTES 02 SECONDS EAST,453.11 FEET CONTINUING ALONG SAID NORTH LINE TO
THE CENTER OF SAID SECTION 33, SAID POINT BEING 3.22 FEET EAST OF THE CENTER OF
SECTION AS MONUMENTED BY WOODRIDGE SOUTH UNIT 4 RECORDED JANUARY 3, 1994 AS
DOCUMENT NO.94K000311;THENCE SOUTH 00 DEGREES 02 MINUTES 05 SECONDS WEST,664.75
FEET ALONG THE EAST LINE OF SAID SOUTHWEST QUARTER:THENCE NORTH 89 DEGREES 14
MINUTES 54 SECONDS WEST,73.10 FEET TO A POINT OF CURVATURE;THENCE WESTERLY 62.58
FEET ALONG A CURVE CONCAVE SOUTH, HAVING A RADIUS OF 350.00 FEET AND A CHORD
BEARING SOUTH 85 DEGREES 37 MINUTES 44 SECONDS WEST,62.50 FEET; THENCE NORTH 14
DEGREES 24 MINUTES 38 SECONDS WEST,233.12 FEET;THENCE SOUTH 75 DEGREES 35 MINUTES
22 SECONDS WEST, 130.00 FEET;THENCE NORTH 14 DEGREES 24 MINUTES 38 SECONDS WEST,
46.39 FEET;THENCE NORTH 75 DEGREES 35 MINUTES 22 SECONDS EAST, 130.00 FEET;THENCE
NORTH 14 DEGREES 24 MINUTES 38 SECONDS WEST,62.27 FEET;THENCE NORTH 19 DEGREES 58
MINUTES 31 SECONDS WEST,69.01 FEET;THENCE NORTH 36 DEGREES 15 MINUTES 48 SECONDS
WEST, 145.82 FEET;THENCE NORTH 46 DEGREES 39 MINUTES 44 SECONDS WEST, 108.23 FEET;
eft THENCE NORTH 62 DEGREES 08 MINUTES 06 SECONDS WEST. 48.23 FEET; THENCE NORTH 01
DEGREES 06 MINUTES 58 SECONDS WEST, 49.45 FEET TO THE POINT OF BEGINNING.
SHEET 1 OF 4
Exhibit A
LEGAL DESCRIPTION FOR THE PCF (OPEN SPACE)
e"` IN THE PROPOSED MULBERRY GROVE SUBDIVISION
CITY OF ELGIN, KANE COUNTY, ILLINOIS
PARCEL 2
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 LINT=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
UNIT 4 RECORDED JANUARY 3,1994 AS DOCUMENT NO.94K000311:THENCE SOUTH 00 DEGREES
02 MINUTES 05 SECONDS WEST. 764.76 FEET ALONG THE EAST LINE OF SAID SOUTHWEST
QUARTER TO THE POINT OF BEGINNING;THENCE SOUTH 00 DEGREES 02 MINUTES 05 SECONDS
WEST, 515.50 FEET CONTINUING ALONG SAID EAST LINE; THENCE SOUTH 88 DEGREES 53
MINUTES 02 SECONDS WEST,281.31 FEET;THENCE NORTH 70 DEGREES 48 MINUTES 23 SECONDS
EAST, 113.84 FEET; THENCE NORTH 45 DEGREES 32 MINUTES 07 SECONDS EAST, 114.33 FEET;
THENCE NORTH 20 DEGREES 15 MINUTES 50 SECONDS EAST, 88.85 FEET; THENCE NORTH 04
DEGREES 21 MINUTES 06 SECONDS EAST,66,88 FEET;THENCE NORTH 05 DEGREES 00 MINUTES
26 SECONDS WEST, 65.79 FEET; THENCE NORTH 14 DEGREES 24 MINUTES 38 SECONDS WEST,
104.61 FEET;THENCE NORTH 19 DEGREES 10 MINUTES 27 SECONDS WEST,89.29 FEET;THENCE
EASTERLY 43.54 FEET ALONG A NON-TANGENTIAL CURVE CONCAVE SOUTH,HAVING A RADIUS OF
250.00 FEET AND A CHORD BEARING NORTH 85 DEGREES 45 MINUTES 43 SECONDS EAST,43.49
FEET TO A POINT OF TANGENCY;THENCE SOUTH 89 DEGREES 14 MINUTES 54 SECONDS EAST.
74.35 FEET TO THE POINT OF BEGINNING.
SHEET 2 OF 4
,
PCF (OPEN SPACE) PARCEL 3 CONTINUED
NORTH 46 DEGREES 15 MINUTES 04 SECONDS EAST,130.00 FEET;THENCE SOUTH 43 DEGREES 44
MINUTES 56 SECONDS EAST,22.54 FEET;THENCE SOUTH 46 DEGREES 15 MINUTES 04 SECONDS
WEST, 130.00 FEET; THENCE SOUTH 43 DEGREES 44 MINUTES 56 SECONDS EAST, 70.00 FEET;
THENCE SOUTH 40 DEGREES 45 MINUTES 08 SECONDS EAST, 65.16 FEET; THENCE SOUTH 38
DEGREES 12 MINUTES 01 SECONDS EAST,29.74 FEET;THENCE SOUTH 50 DEGREES 37 MINUTES
32 SECONDS EAST, 110.11 FEET; THENCE SOUTH 66 DEGREES 05 MINUTES 54 SECONDS EAST,
96.45 FEET; THENCE SOUTH 81 DEGREES 34 MINUTES 16 SECONDS EAST, 96.45 FEET;THENCE
NORTH 82 DEGREES 57 MINUTES 22 SECONDS EAST,48.23 FEET;THENCE NORTH 79 DEGREES 57
MINUTES 54 SECONDS EAST,86.42 FEET;THENCE NORTH 81 DEGREES 29 MINUTES 25 SECONDS
EAST, 56.44 FEET; THENCE NORTH 88 DEGREES 53 MINUTES 02 SECONDS EAST, 120.00 FEET;
THENCE SOUTH 01 DEGREES 06 MINUTES 58 SECONDS EAST, 10.00 FEET; TO A POINT OF
CURVATURE; THENCE SOUTHEASTERLY 235.62 FEET ALONG A CURVE CONCAVE NORTHEAST,
HAVING A RADIUS OF 150.00 FEET AND A CHORD BEARING SOUTH 46 DEGREES 06 MINUTES 58
SECONDS EAST. 212.13 FEET TO A POINT OF TANGENCY; THENCE NORTH 88 DEGREES 53
MINUTES 02 SECONDS EAST,72.21 FEET;THENCE SOUTH 01 DEGREES 06 MINUTES 58 SECONDS
EAST, 153.46 FEET TO A POINT OF CURVATURE;THENCE SOUTHEASTERLY 477.47 FEET ALONG A
CURVE CONCAVE EAST, HAVING A RADIUS OF 600.00 FEET AND A CHORD BEARING SOUTH 23
DEGREES 54 MINUTES 49 SECONDS EAST, 464.97 FEET TO A POINT OF TANGENCY; THENCE
SOUTH 46 DEGREES 42 MINUTES 41 SECONDS EAST, 337.21 FEET TO A POINT OF CURVATURE;
THENCE SOUTHEASTERLY 144.60 FEET ALONG A CURVE CONCAVE NORTHEAST, HAVING A
RADIUS OF 250.00 FEET AND A CHORD BEARING SOUTH 63 DEGREES 16 MINUTES 52 SECONDS
EAST, 142.59 FEET TO A POINT OF TANGENCY; THENCE SOUTH 79 DEGREES 51 MINUTES 04
SECONDS EAST,99.62 FEET TO A POINT OF CURVATURE;THENCE EASTERLY 27.86 FEET ALONG A
CURVE CONCAVE SOUTH,HAVING A RADIUS OF 250.00 FEET AND A CHORD BEARING SOUTH 76
DEGREES 39 MINUTES 32 SECONDS EAST,27.84 FEET TO A POINT OF TANGENCY;THENCE SOUTH
73 DEGREES 28 MINUTES 00 SECONDS EAST, 100.00 FEET TO A POINT OF CURVATURE;THENCE
EASTERLY 71.99 FEET ALONG A CURVE CONCAVE NORTH,HAVING A RADIUS OF 250.00 FEET AND
A CHORD BEARING SOUTH 81 DEGREES 42 MINUTES 58 SECONDS EAST,71.74 FEET TO A POINT
OF TANGENCY;THENCE SOUTH 89 DEGREES 57 MINUTES 55 SECONDS EAST,82.62 FEET TO THE
POINT OF BEGINNING.
SHEET 4 OF 4