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G1-01 (2)Ordinance No. G1-01 AN ORDINANCE RECLASSIFYING PROPERTY FROM MFR MULTIPLE FAMILY RESIDENCE DISTRICT TO PRB PLANNED RESIDENCE BUSINESS DISTRICT 1280 Hunter Drive) WHEREAS, written application has been made to reclassify certain property located at 1280 Hunter Drive from MFR Multiple Family Residence District to PRB Planned Residence Business District; and 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 of the City 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 following paragraph: The boundaries hereinafter laid out in the ` Zoning District Map' , as amended, be and are hereby altered by including in the PRB Planned Residence Business District the following described property: THOSE PARTS OF THE SOUTHEAST QUARTER OF THE SOUTHEAST QUARTER OF SECTION 7, AND THE NORTHEAST QUARTER OF THE NORTHEAST QUARTER OF SECTION 18 , TOWNSHIP 41 NORTH, RANGE 9 EAST OF THE THIRD PRINCIPAL MERIDIAN LYING SOUTHERLY OF STATE ROUTE 58 , NORTHERLY OF PARKWOOD UNIT NO. 3 (AS RECORDED ON NOVEMBER 15, 1976 AS DOCUMENT NO. 23710265) , WESTERLY OF HUNTER DRIVE (AS RECORDED IN DOCUMENT NO. 22795963) AND EASTERLY OF A LINE COMMENCING AT A POINT ON THE NORTH LINE OF PARKWOOD UNIT NO. 3 , 835 . 27 FEET WEST OF THE EAST LINE OF SECTION 7 AND RUNNING THENCE NORTHERLY TO A POINT ON THE SOUTH RIGHT OF WAY LINE OF STATE ROUTE 58 , 830 . 89 FEET WEST OF THE EAST LINE OF SECTION 7, SAID PARCEL OF LAND MORE PARTICULARLY BOUND AND DESCRIBED AS FOLLOWS : COMMENCING AT AN IRON PIPE AT THE SOUTHEAST CORNER OF SAID SECTION 7 AND RUNNING THENCE NORTH 02 DEGREES 48 MINUTES 32 SECONDS EAST ALONG THE EAST LINE OF SAID SECTION 7, 390 . 90 FEET TO THE SOUTHERLY RIGHT OF WAY LINE OF STATE ROUTE 58 ; THENCE SOUTH 86 DEGREES 13 MINUTES 27 SECONDS WEST ALONG SAID SOUTHERLY RIGHT OF WAY LINE 618 . 33 FEET TO THE WESTERLY RIGHT OF WAY LINE OF HUNTER DRIVE, AS THE POINT OF BEGINNING FOR THE TRACT TO BE DESCRIBED; THENCE CONTINUING SOUTH 86 DEGREES 13 MINUTES 27 SECONDS WEST ALONG SAID SOUTHERLY RIGHT OF WAY LINE 212 . 56 FEET; THENCE SOUTH 02 DEGREES 23 MINUTES 20 SECONDS EAST 425 . 34 FEET TO A POINT ON THE NORTH LINE OF PARKWOOD UNIT 3 , SAID POINT BEING 835 . 27 FEET WEST OF THE EAST LINE OF SECTION 7 ; THENCE NORTH 83 DEGREES 53 MINUTES 49 SECONDS EAST ALONG SAID NORTH LINE OF PARKWOOD UNIT 3 , 214 . 88 FEET TO THE WESTERLY RIGHT OF WAY LINE OF HUNTER DRIVE , SAID POINT BEING 620 . 39 FEET WESTERLY OF THE EAST LINE OF SECTION 7 ; THENCE NORTH 02 DEGREES 39 MINUTES 18 SECONDS WEST ALONG THE WEST RIGHT OF WAY LINE OF HUNTER DRIVE 416 . 07 FEET TO THE POINT OF BEGINNING, CONTAINING 2 . 063 ACRES IN THE CITY OF ELGIN, COOK COUNTY, ILLINOIS (PROPERTY COMMONLY KNOWN AS 1250 HUNTER DRIVE) . Section 2 . That the City Council of the City of Elgin hereby adopts the Findings of Fact made by the Planning and Development Commission, dated November 6, 2000 , a copy of which is attached hereto as Exhibit A and incorporated herein by reference, and grants the rezoning from MFR Multiple Family Residence District to PRB Planned Residence Business District at 1280 Hunter Drive which shall be designed, developed, and operated subject to the following provisions : A. Purpose and Intent. The purpose of this PRB Planned Residence Business District is to conserve the residential character of certain properties located within transportation corridors as designated by the official comprehensive plan by providing various use alternatives, but with site design regulations in keeping with a planned residential environment, subject to the provisions of Chapter 19 . 60, Planned Developments . A PRB zoning district is most similar to, but departs from, the standard requirements of the RB zoning 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 , 2 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. C. General Provisions .In this PRB Planned Residence Business 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 may be amended from time to time . D. Zoning Districts - Generally. In this PRB Planned Residence Business District, the use and development of land and structures shall be subject to the provisions of Chapter 19 . 07, Zoning Districts, as may be amended from time to time . E. Location and Size of District. A PRB Planned Residence Business District should be located in substantial conformance to the official comprehensive plan. The amount of land necessary to constitute a separate PRB 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 . No departure from the required minimum size of a planned industrial district shall be granted by the City Council . F. Land Use.In this PRB Planned Residence Business 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, as amended.The only permitted, conditional, and similar land uses allowed within this PRB zoning district shall be those permitted, conditional, and similar land uses listed in Chapter 19 . 35 . 200, RB Residence Business District . G. Site Design. In this PRB Planned Residence Business District, the use and development of land and structures shall be subject to the provisions of Section 19 . 12 , Site Design, of the Elgin Municipal Code, as amended. In this PRB zoning district, the use and development of land and structures shall be subject to Section I . , Supplementary Conditions, of this ordinance, and shall be in substantial conformance with the following documents : 1 . Statement of Purpose and Conformance submitted by Jack Sorensen, and dated October 11, 2000 . L 3 2 . Preliminary Plan, prepared by the U. S . Shelter Group, dated October 2 , 2000 , with a final revision date of November 13 , 2000 . 3 . Elevation and Office Plan, submitted by the U. S . Shelter Group, and dated September 20, 2000 . 4 . Landscape Plan, prepared by Countryside Landscape Architects and Contractors, and dated October 5, 2000 . H. Off Street Parking. In this PRB Planned Residence Business 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, except as provided within this section. The location and design of driveways and off street parking facilities shall be subject to Section I . , Supplementary Conditions, of this ordinance, and shall be in substantial conformance with the Preliminary Plan, prepared by the U. S . Shelter Group, and dated October 2 , 2000 . I . Supplementary Conditions . The following supplementary conditions shall also apply to the use and development of land and structures within this PRB Planned Residence Business District: 1 . The landscape plan shall be supplemented with an additional 60 shrubs along the southerly and westerly vehicle use area perimeter (3 shrubs per 20 feet of vehicle use area perimeter for approximately 400 feet of unlandscaped perimeter) . 2 . The first row of parking located along Hunter Drive shall be located a minimum of 115 feet from the southerly property line . 3 . All refuse collection areas shall be constructed out of the same materials as the building. 4 . All exterior mechanicals shall be fully screened from view and shall be similar in color to the surrounding building materials . 5 . Compliance with all other applicable codes and ordinances . J. Off Street Loading. In this PRB Planned Residence Business District , off street loading shall be subject 4 to the provisions of Chapter 19 . 47, Off Street Loading, as may be amended from time to time . K. Signs. In this PRB Planned Residence Business District, signs shall be subject to the provisions of 19 . 50, Signs, as may be amended from time to time . L. Planned Developments . In this PRB Planned Residence Business District, the use and development of the land and structures shall be subject to the provisions of Chapter 19 . 60, Planned Developments, as may be amended from time to time . 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 PRB zoning district and without necessitating that all other property owners authorize such an application. M. Conditional Uses . In this PRB Planned Residence Business District , application for conditional uses shall be subject to the provisions of Chapter 19 . 65, Conditional Uses, as may be amended from time to time . A conditional use may be requested by an individual property owner for a zoning lot without requiring an amendment to this PRB zoning district and without necessitating that all other property owners authorize such an application. N. Variations. In this PRB Planned Residence Business District, application for variation shall be subject to the provisions of Chapter 19 . 70 , Variations, as may be amended from time to time . A variation may be requested by an individual property owner for a zoning lot without requiring an amendment to this PRB zoning district and without necessitating that all other property owners 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, as may be amended from time to time . Section 3 . That this ordinance shall be in full force and effect immediately after its passage in the manner provided by law. Ed Schock, Mayor 5 Presented: January 10, 2001 Passed: January 10 , 2001 Omnibus Vote : Yeas 4 Nays 0 Recorded: January 11, 2001 Published: Attest : Dolonna Mecum, City Clerk 6 November 20,2000 FINDINGS OF FACT Planning and Development Commission City of Elgin, Illinois SUBJECT Consideration of Petition 68-00 Requesting a Map Amendment from MFR Multiple Family Residence District to PRB Planned Residence Business District to Permit the Construction of Three Office Buildings, Property located at 1250 Hunter Drive by the U.S. Shelter Group, Inc., as Applicant and Owner. BACKGROUND Requested Action: Map Amendment Current Zoning: MFR Multiple Family Residence District Proposed Zoning:PRB Planned Residence Business District Intended Use: Offices Property Location:1250 Hunter Drive Applicant and Owner: U.S. Shelter Group Inc Staff Coordinator:Lauren Kieck LIST OF EXHIBITS A. Location Map see attached) B. Zoning Map see attached) C. Parcel Map see attached) D. Statement of Purpose and Conformance, submitted by see attached) Jack Sorensen, and dated October 11, 2000. E. Proposed PRB Ordinance, prepared by the Community see attached) Development Group. Exhibit A Findings of Fact Planning and Development Commission Petition 68-00 November 20, 2000 V BACKGROUND An application has been filed by the U.S. Shelter Group, Inc., requesting a map amendment from MFR Multiple Family Residence District to PRB Planned Residence Business District. The subject property is located at 1250 Hunter Drive (reference Exhibits A, B, and Q. The applicant proposes to develop the subject property with three office buildings according to a specific site plan and building elevation. The proposed buildings would contain a maximum of 4,475 square feet of floor area each, will have hip style roofs, and be constructed out of masonry materials (reference Exhibits D and E). FINDINGS After due notice, as required by law, the Planning and Development Commission held a public hearing in consideration of Petition 68-00 on November 20, 2000. The applicant testified at the public hearing and presented documentary evidence in support of the application. Objectors spoke at the public hearing and written correspondence has been submitted with respect to the requested map amendment. The Community Development Group submitted an Map Amendment Review, dated November 13, 2000. E The Planning and Development Commission has made the following findings concerning the standards for planned developments: A. Site Characteristics Standard. The suitability of the subject property for the intended zoning district with respect to its size; shape; significant natural features including topography, watercourses and vegetation; and existing improvements. Findings. The subject property is suitable for the intended zoning district with respect to the site characteristics standard. The subject property is a regularly shaped parcel containing approximately 2 acres of land. The site is currently undeveloped and has ro significant natural features. B. Sewer and Water Standard. The suitability of the subject property for the intended zoning district with respect to the availability of adequate municipal water, wastewater treatment, and storm water control facilities. Findings. The subject property is suitable for the intended zoning district with respect to the sewer and water standard. Findings of Fact Planning and Development Commission Petition 68-00 November 20, 2000 The subject property will be served by municipal water, sanitary sewer, and stormwater control services. C. Traffic and Parking Standard. The suitability of the subject property for the intended zoning district with respect to the provision of safe and efficient on-site and off-site vehicular circulation designed to minimize traffic congestion. Findings. The subject property is suitable for the intended zoning district with respect to the traffic and parking standard. The subject property is located at the southwest corner of Summit Street and Hunter Drive. Summit Street is an arterial road serving the east side of the city. Hunter Drive is a local street serving the Parkwood subdivision. Two points of access are proposed to serve the development.Both of these access points are proposed along Hunter Drive. Off street parking is proposed in conformance with the off street parking ordinance. D. Zoning History Standard. The suitability of the subject property for the intended zoning district with respect to the length of time the property has remained undeveloped or unused in its current zoning district. Findings. The subject property is suitable for the intended zoning district with respect to the length of time the property has remained undeveloped or unused in its current zoning district. The subject property has been zoned as follows for the years listed: 1927 Out of City 1950 Out of City 1960 Out of City 1962 Out of City 1992 R4 General Residence District Present MFR Multiple Family Residence District The subject property was annexed and zoned R4 General Residence District in April of 1971. The site has remained undeveloped since its annexation. E. Surrounding Land Use and Zoning Standard. The suitability of the subject property for the intended zoning district with respect to consistency and compatibility with surrounding land use and zoning. L 3- r i Findings of Fact Planning and Development Commission Petition 68-00 November 20, 2000 Findings. The subject property is suitable for the intended zoning district with respect to consistency and compatibility with surrounding land use and zoning. The subject property is located at the southwest corner of Hunter Drive and Summit Street. Directly north of the subject property is a PRC Planned Residence Conservation District developed with the Kennington Square condominiums. A CF Community Facility District is located to the east. This CF District is developed with a stormwater detention facility. Directly to the south of the subject property is the Parkwood subdivision, zoned RC1 Residence Conservation District and developed with single family residences. Adjacent to the westerly lot line of the subject property is an SFR1 Single Family Residence District, developed with single family residences. F. Trend of Development Standard. The suitability of the subject property for the intended zoning district with respect to consistency with an existing pattern of development or an identifiable trend of development in the area. Findings. The subject property is suitable for the intended zoning district with respect to consistency with an existing pattern of development or an identifiable trend within the area. The subject property is located within a portion of the Summit Street corridor that has developed primarily with either residential or community facility land uses. Given that the proposed map amendment is requesting a zoning classification that is intended to preserve the residential character of certain transportation corridors, and that the proposed buildings are designed in a residential manner, it appears the requested RB zoning district will be compatible with the surrounding residential neighborhoods. G. Zoning District Standard. The suitability of the subject property for the intended zoning district with respect to conformance to the provisions for the purpose and intent, and the location and siz,, of a zoning district. The purpose of the PRB Planned Residence Business District is to conserve the residential character of certain properties located within transportation corridors as designated by the Official Comprehensive Plan by providing various use alternatives, but with site design regulations in keeping with a planned residential environment, subject to the provisions of Chapter 19.60,Planned Developments. A PRB zoning district is most similar to,but departs from, the standard requirements.of the RB zoning district. 4- 1 Findings of Fact Planning and Development Commission Petition 68-00 November 20, 2000 The purpose and intent of the provision 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 other chapters of this title. 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 vegetation. Planned business districts should be located in substantial conformance to the official Comprehensive Plan. The amount of land necessary to constitute a separate planned business 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. No departure from the required minimum size of a planned business district shall be granted from the city council. Findings. The subject property is suitable for the intended zoning district with respect to conformance to the provision for the purpose and intent, and the location and size of a PRB Planned Residence Business District. The proposed map amendment is in substantial conformance with the purpose and intent of the planned development provisions and represents a creative approach to the use of land and related improvements resulting in better design and construction of aesthetic amenities. Likewise, the proposed planned development is located in substantial conformance to the Comprehensive Plan. The benefit of the planned development procedure is that the City will know exactly how the site will be developed. The proposed planned development will be subj ect to the specific site plan, building elevation, and landscape plan provided. The proposed site plan features building coverage, vehicle use area setbacks, and building setbacks that are in compliance with, or more restrictive than, the standard requirements of the RB Residence Business District. Additionally, the proposed landscape plan features materials greater in type and quantity than that required within the RB District. H. Comprehensive Plan Standard. The suitability of the subject property for the intended zoning district with respect to conformance to the goals, objectives, and policies of the official Comprehensive Plan. 5- 1 1 Findings of Fact Planning and Development Commission Petition 68-00 November 20, 2000 Findings. The subject property may be suitable for the intended zoning district with respect to the Comprehensive Plan Standard. The subject property is designated as "transportation corridor" by the Official Comprehensive Plan of Elgin(1983). This category is intended to represent major arterial streets in the city, as well as the adjacent land uses. Development within a corridor may be higher in intensity, while the nature of development in the corridor should depend on a number of factors, including compatibility with ad acent and surrounding land uses. I.Natural Preservation Standard. The suitability of the subject property for the intended planned development with respect to the preservation of all significant natural features including topography, watercourses, wetlands, and vegetation. Findings. The subject property is suitable for the intended planned development with respect to the Natural Preservation Standard. The subject property is currently undeveloped and contains no significant natural features. J.Internal Land Use Standard. The suitability of the subject property for the intended planned development with respect to the land uses permitted within the development being a, located, designed, and operated so as to exercise no undue detrimental influence on each other or on surrounding property. Findings. The subject property is suitable for the intended planned development with respect to the internal land use standard. No evidence has been submitted or found that the proposed planned development will be located,designed,or operated in a manner that will exercise undue detrimental influence on itself or 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 zoning ordinance. For the purposes of this section, the most similar zoning district is the RB Residence Business District. The applicant is requesting the following departures from the standard requirements of the RB District: 1.Section 19.12.300(E.)Principal Buildings per Zoning Lot. The zoning ordinance permits a maximum of one principal building per zoning lot in all business districts. The applicant is proposing three principal buildings on one zoning lot. 6- Findings of Fact Planning and Development Commission Petition 68-00 November 20, 2000 2. Section 19.12.400 (E., 1.) Extended Setbacks. The required vehicle use area setback for the westerly125 feet of the Summit Street frontage is 50 feet. The applicant is proposing a 31 foot vehicle use area setback from Summit Street. 3. Section 19.35.235 (C.) Lot Width. In the RB District, the maximum allowable lot width is 145 feet. The applicant is proposing a lot with a total width of 212 feet along Summit Street. SUMMARY OF FINDINGS, UNRESOLVED ISSUES, AND ALTERNATIVES The Planning and Development Commission has developed or identified the following findings, unresolved issues, and alternatives: A. Summary of Findings. 1.General. The proposed development complies with the required setbacks,building coverage, and floor area of a standard RB zoning lot. However,the buildings share parking and are centered more closely together on the lot than if they were each located on individual lots of record. 2.Trend of Development. The subject property is located within a portion of the Summit Street corridor that has developed primarily with either residential or community facility land uses. Given that the proposed map amendment is requesting a zoning classification that is intended to preserve the residential character of certain transportation corridors,and that the proposed buildings are designed in a residential manner, it appears the requested RB zoning district will be compatible with the surrounding residential neighborhoods. 3.Zoning District. The proposed map amendment is in substantial conformance with the purpose and intent of the planned development provisions and represents a creative approach to the use of land and related improvements resulting in bett er design and construction of aesthetic amenities. Likewise, the proposed planned development is located in substantial conformance to the official comprehensive plan. The benefit of the planned development procedure is that the City will know exactly how the site will be developed. The proposed planned development will be subject to the specific site plan, building elevation, and landscape plan provided. The proposed site plan features building coverage,vehicle use area setbacks,and building setbacks that are in compliance with, or more restrictive than, the standard 7- r Findings of Fact Planning and Development Commission Petition 68-00 November 20, 2000 requirements of the RB Residence Business District. Additionally, the proposed landscape plan features materials greater in type and quantity than that required within the RB District. 4.Comprehensive Plan. The subject property is designated as"transportation corridor" by the Official Comprehensive Plan of Elgin (1983). This category is intended to represent major arterial streets in the city, as v.ell as the adjacent land uses. Development within a corridor may be higher ir, intensity, while the nature of development in the corridor should depend on a number of factors, including compatibility with adjacent and surrounding land uses. B. Summary of Unresolved Issues. There are no unresolved issues. C. Summary of Alternatives. Other than an approval, a denial,or an approval with some combination of conditions,there are no substantive alternatives. RECOMMENDATION The Planning and Development Commission hereby recommends the approval of Petition 68-00. On a motion to recommend approval of Petition 68-00,subject to the following conditions,the vote was four(4) yes and two (2)no: 1.Substantial conformance to the Statement of Purpose and Conformance submitted by Jack Sorensen, and dated October 11, 2000. 2.Substantial conformance to the proposed Preliminary Plan, prepared by the U.S. Shelter Group,and dated October 2,2000(with a final revision date ofNovember 13, 2000). 3.Substantial conformance to the proposed Elevation and Office Plan,submitted by the U.S. Shelter Group, and dated September 20, 2000. 4.Substantial conformance to the proposed Landscape Plan,prepared by Countryside Landscape Architects and Contractors, and dated October 5, 2000. 8- r Findings of Fact Planning and Development Commission Petition 68-00 November 20, 2000 5.The landscape plan shall be supplemented with an additional 60 shrubs along the southerly and westerly vehicle use area perimeter(3 shrubs per 20 feet of vehicle use area perimeter for approximately 400 feet of unlandscaped perimeter). 6.All refuse collection areas shall be constructed out of the same materials as the building. 7.All exterior mechanicals shall be fully screened from view and shall be similar in color to the surrounding building materials. 8.Compliance with all other applicable codes and ordinances. Therefore, the motion to recommend approval of Petition 68-00 was adopted. George Viff, Chai Y- Planning and Development Commission KO*Rothenberger, Secretary PhJming and Development Commission 9- 63 72 Higgins Rd pundee Rd O O Ulu v 9z YIV 72 1 0 90 31 r r I 25 3 i a Qo, Northwest Tollway SUBJECT PROPERTY Shoe Factory Rd i PETITION 68-00 a Congdon Ave Ab a t s St D 1 Summit St if Golf a 58 a W9h1,,,,d Aye Bode Rd i Pye yY Chicago St i t_atkin S L• 19 aumhu:g Rd o 3 U.S- 20 Bypass 1 d c gl ft City 31vd ro Gd e 3t 31 Bowes Rd Pa v 59 Kenyon R U C G7 I cti z 25 1 W t3art7ett Rd HOOPS Rd x Middle St d,0U_ YI° - - - ----- puPaGE cC. u? t a I y Stuns Rd 3 c7 I LOCATION MAP / EXHIBIT A DEVELOPMENT SERVICES CITY OF ELGIN AVE rn to it RQ z K` c a+ 4, SUBJECT PROPERTY t tf' F U a PETITION 68-00 o O StifN+ RTE PAB AB oud.r CF IIL. M Ame4r an f SFR1 CF SFRI Way a C 0 CARL C s IL R 1 C F j CF T y MECKFR I lI. PARK 3 L CF DR_ f i v f F pq Circles $ebin REST AV fr W su+l' • o c a j. 8 N Ito -j bo J r Q 0 ERRACE AV t Q o x CF SFRI G CF Ct" Wo Ii ackberry CFR rd..Cir. w H Ht<<' T Jt a RUCE ZONING MAP / EXHIBIT B 400 0 800 DEVELOPMENT SERVICES CITY OF ELGIN SCALE IN FEET scale is approximate) LEGEND RFCiDENCE DISTRICTS BUSINESS DISTRICTS INDUSTRIAL DISTRICTS SFRi SINGLE FAMILY RESIDENCE 1 RB RESIDENCE BUSINESS ORI OFFICE RESEARCH IN SFR2 SINGLE FAMILY RESIDENCE 2 NB NEIGHBORHOOD BUSINESS GI GENERAL INDUSTRIAL TFR TWO FAMILY RESIDENCE AB AREA BUSINESS CI COMMERCIAL INDUSTRIAL MFR MULTIPLE FAMILY RESIDENCE CC1 CENTER CITY t PORI PLANNED OFFICE RESEARCH PSFR1 PLANNED SINGLE FAMILY RESIDENCE 7 CC2 CENTER CITY 2 INDUSTRIAL PSFR2 PLANNED SINGLE FAMILY RESIDENCE 2 PRB PLANNED RESIDENCE BUSINESS PGI PLANNED GENERAL INDUSTRIAL PTFR PLANNED TWO FAMILY RESIDENCE PNB PLANNED NEIGHBORHOOD BUSINESS PMFR PLANNED MULTIPLE FAMILY RESIDENCE PAB PLANNED AREA BUSINESS CONSERVATION DISTRICTS PCC PLANNED CENTER CITY RC1 RESIDENCE CONSERVATION 1 COMMUNITY FACILITY DISTRICTS RC2 RESIDENCE CONSERVATION 2 CF COMMUNITY FACILITY PRESERVATION DISTRICTS RC3 RESIDENCE CONSERVATION 3 PCF PLANNED COMMUNITY FACILITY HP HISTORIC PRESERVATION PRC PLANNED RESIDENCE FRP FOX RIVER PRESERVATION CONSERVATION 1 I I I i I 42-00 SUMMIT 827,9 Z 5.04 1t i z s 5 LLLJ zr SUBJECT PROPERTY PETITION 68-00 4 aI, yyV 11[ k r+.Z 3s. tSy'Ar ""^' U,: i ZS•G G I- ". p e FL N PARCEL MAP / EXHIBIT C 50 0 100 DEVELOPMENT SERVICES mommmmmo SCALE IS APPROXIMATE CITY OF ELGIN LEGEND SUBDIVISION NAME REFERENCE 'A' INTERSTATE Q SUBDIVISION BOUNDARY COUNTY SUBDMSION BLOCK NO. 5 U.S.O RIGHT OF WAY TOWNSHIP SUBDMSION LOT NO. iz WATER COURSE OR EDGE /'. / CORPORATE LIMITS r— PERMANENT PARCEL BLOCK NO. O STATE O LOT SECTION PERMANENT PARCEL NO. 00-00-004000 COUNTY Q PARCEL DETAIL PAGE ---- INDIVIDUAL PARCEL Number -001 ACREAGE 40.00