G43-01 Ordinance No. G43-01
AN ORDINANCE
CLASSIFYING NEWLY ANNEXED TERRITORY
IN THE PSFR2 PLANNED SINGLE FAMILY RESIDENCE DISTRICT
(Union Trust Property/1101 Nolan Road)
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 PSFR2 Planned Single Family Residence District so
as to permit the subdivision and residential development of said
territory; and
WHEREAS, after due notice in the manner provided by law the
Planning and Development Commission conducted public hearings
concerning said applications 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 adding thereto the
following paragraph:
"The boundaries herein before laid out in the Zoning District
Map' , as amended, be and are hereby altered by including in the
PSFR2 Planned Single Family Residential District, the following
described property:
THAT PART OF THE SOUTHEAST QUARTER OF SECTION 30 , TOWNSHIP 41,
RANGE 8 EAST OF THE THIRD PRINCIPAL MERIDIAN, DESCRIBED AS
FOLLOWS : COMMENCING AT THE POINT OF INTERSECTION OF THE SOUTH
LINE OF BOWES ROAD AS ESTABLISHED BY DOCUMENT NUMBER 563250
WITH THE WEST LINE OF SAID QUARTER; THENCE SOUTHERLY ALONG SAID
WEST LINE 832 . 22 FEET; THENCE EASTERLY ALONG A LINE FORMING AN
ANGLE OF 105 DEGREES 09 MINUTES 59 SECONDS WITH THE LAST
DESCRIBED COURSE (MEASURED CLOCKWISE THEREFROM) , 50 . 82 FEET TO
THE EAST LINE OF NOLAN ROAD AS ESTABLISHED BY DOCUMENT NUMBER
1232476 FOR THE POINT OF BEGINNING; THENCE CONTINUING EASTERLY
ALONG THE EXTENSION OF THE LAST DESCRIBED COURSE 1738 . 30 FEET;
THENCE EASTERLY ALONG A LINE FORMING AN ANGLE OF 165 DEGREES 22
MINUTES 54 SECONDS WITH THE LAST DESCRIBED COURSE (MEASURED
CLOCKWISE THEREFROM) , 687 . 73 FEET TO THE WEST LINE EXTENDED OF
A TRACT CONVEYED TO FRANZ AND HELGA STOCKMAN BY DOCUMENT
1574591 ; THENCE NORTHERLY ALONG A LINE FORMING AN ANGLE 90
DEGREES 00 MINUTES 37 SECONDS WITH THE LAST DESCRIBED COURSE
(MEASURED CLOCKWISE THEREFROM) BEING SAID WEST LINE EXTENDED
AND PARALLEL WITH THE EAST LINE OF SAID QUARTER, 34 FEET TO THE
NORTH BANK OF FITCHIE CREEK; THENCE EASTERLY, NORTHERLY, AND
SOUTHEASTERLY ALONG THE NORTH BANK OF FITCHIE CREEK, 183 FEET
MORE OR LESS TO THE WEST LINE OF EASTERLY 127 . 28 FEET OF SAID
QUARTER (MEASURED ALONG THE NORTH LINE OF SAID QUARTER) ; THENCE
SOUTHERLY PARALLEL WITH THE EAST LINE OF SAID QUARTER, 53 FEET
TO A POINT THAT IS 1369 . 00 FEET SOUTHERLY OF THE NORTH LINE OF
SAID QUARTER; THENCE EASTERLY PARALLEL WITH NORTH LINE FORMING
AN ANGLE OF 89 DEGREES 48 MINUTES 21 SECONDS WITH THE LAST
DESCRIBED COURSE (MEASURED CLOCKWISE THEREFROM) , 127 .28 FEET TO
THE SAID EAST LINE; THENCE SOUTHERLY ALONG SAID EAST LINE
1243 . 70 FEET TO THE NORTHERLY LINE OF A TRACT OF LAND CONVEYED
TO THE COMMONWEALTH EDISON COMPANY BY DOCUMENT NUMBER 1320007 ;
THENCE NORTHWESTERLY ALONG SAID NORTHERLY LINE FORMING AN ANGLE
OF 63 DEGREES 47 MINUTES 19 SECONDS WITH THE LAST DESCRIBED
COURSE (MEASURED COUNTERCLOCKWISE THEREFROM) , 2902 . 55 FEET TO
THE EAST LINE OF NOLAN ROAD; THENCE NORTHERLY ALONG SAID EAST
LINE OF NOLAN ROAD FORMING AN ANGLE OF 116 DEGREES 37 MINUTES
37 SECONDS WITH THE LAST DESCRIBED COURSE (MEASURED
COUNTERCLOCKWISE THEREFROM) , 399 .44 FEET TO THE POINT OF
BEGINNING, IN KANE COUNTY, ILLINOIS; ALSO THE ENTIRE RIGHT-OF-
WAY OF NOLAN ROAD WHICH LIES BETWEEN THE EXTENSIONS OF THE
NORTHERLY AND SOUTHERLY BOUNDARIES OF THE ABOVE DESCRIBED
PARCEL, IN KANE COUNTY, ILLINOIS . "
Section 2 . That the City Council of the City of Elgin hereby
grants the PSFR2 Planned Single 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 PSFR2
zoning district is to provide a planned urban residential
environment of standardized moderate density for single
family detached dwellings, subject to the provisions of
Chapter 19 . 60 Planned Developments of the Elgin Municipal
Code, 1976, as amended. The PSFR2 District is most
similar to, but may depart in some respects from the
standard requirements of the SFR2 Single 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.
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C. General Provisions. In this PSFR2 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 PSFR2 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 PSFR2 zoning district
should be located in substantial conformance to the
official comprehensive plan. The amount of land necessary
to constitute a separate PSFR2 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 PSFR2 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 PSFR2 District :
Residence Division.
1 . "Single family detached 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, 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) .
Construction Division.
10 . "Contractors office and equipment areas" [SR]
(UNCL) .
Transportation, Conmiunication, and Utilities Division.
11 . "Amateur radio antennas" [SRI (UNCL) .
12 . "Radio and television antennas" [SR] (UNCL) .
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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 . "Signs" [SR] (UNCL) , subject to the provisions of
Chapter 19 . 50, Signs .
17 . "Temporary uses" [SR] (UNCL) .
18 . "Accessory structures" [SR] (UNCL) to the permitted
uses allowed in this PSFR2 Planned Single Family
Residence District, subject to the provisions of
Section 19 . 12 . 500, Accessory Structures and
Buildings .
19 . "Accessory uses" [SR] (UNCL) to the permitted uses
allowed in this PSFR2 Planned Single Family
Residence District, subject to the provisions of
Section 19 . 20 .400, Component Land Uses .
In this PSFR2 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 PSFR2 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.
Transportation, Communication, and Utilities Division.
3 . "Treatment, transmission and distribution
facilities : equipment, equipment buildings, towers,
exchanges, substations, regulators" [SR] (UNCL) .
Miscellaneous Uses Division.
4 . "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 .
5 . "Accessory structures" [SR] (UNCL) to the
conditional uses allowed in this PSFR2 Planned
Single Family Residence District, subject to the
provisions of Chapter 19 . 12 . 500, Accessory
structures and Buildings .
6 . "Accessory uses" [SR] (UNCL) to the conditional uses
allowed in this PSFR2 Single Family Residence
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�,,.. District, subject to the provisions of Section
19 . 10 . 400, Component Land Uses .
G. Site Design. In this PSFR2 zoning district, the use and
development of land and structures and the site design
regulations shall be as provided in Chapter 19 . 12 , Site
Design and Chapter 19 . 60, Planned Developments, of the
Elgin Municipal Code, 1976, as amended, and as provided
in this ordinance . Prior to the development of the
subject property the owner of the subject property shall
be required to submit a development plan to the city for
a public hearing and City Council approval pursuant to the
provisions of Chapter 19 . 60, Planned Developments, of the
Elgin Municipal Code, 1976, as amended.
H. Off-Street Parking. In this PSFR2 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 PSFR2 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 PSFR2 zoning district, signs shall be
subject to the provisions of Chapter 19 . 50, Signs of the
Elgin Municipal Code, 1976 , as amended.
K. Planned Developments. In this PSFR2 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.
L. Conditional Uses. In this PSFR2 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.
M. Variations. In this PSFR2 zoning district variations
shall be subject to the provisions of Chapter 19 . 70,
Variations, of the Elgin Municipal Code, 1976 , as amended.
N. Architectural Standards. Within this PSFR2 zoning
district, the architecture, design, and construction of
dwelling units shall be as follows :
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1 . Single story dwellings shall contain a minimum of
2 , 000 square feet in floor area, excluding garages,
basements, cellars, walk-outs or other similar
spaces .
2 . Dwellings having two or more stories shall contain
a minimum of 2 , 400 square feet of floor area,
excluding garages, basements, cellars, attics, walk-
outs or other similar spaces .
3 . All roofs shall be pitched, either gable or hip
style . The minimum roof pitch shall be 4/12 . Flat
roofs are specifically prohibited.
4 . Street facing walls shall be entirely constructed of
wood, stone, brick, or stucco. All other wall
surfaces shall include a minimum of 50% wood, stone,
brick or stucco. Aluminum and vinyl siding shall be
a heavy gauge . This provision shall not be
construed to prohibit light-gauge vinyl clad or
aluminum for soffits, facia, second floor peaks,
gutters and downspouts .
5 . Light gauge vinyl siding, light gauge aluminum
siding, masonite, glazed brick, non-overlapping
cedar siding, imitation stone, imitation brick,
exposed concrete, or exposed cinder block are not
permitted to be used as exterior wall siding.
6 . No two (2) homes of like exterior design may be
constructed on the same side of the street unless
such buildings are separated by four (4) or more
buildings, building sites, or combination thereof,
of completely dissimilar design. Buildings of like
exterior design may not be erected directly across
the street from each other. All buildings shall be
considered to be of "like exterior design" unless
they have substantially different floor plans,
elevations and are substantially different in
exterior appearance .
7 . All gutters will be in neutral colors so as to be
inconspicuous .
8 . Each house will have at least a two (2) car garage .
Garages shall be designed in accordance with the
following provisions adopted within the Far West
Planning Area Development and Design Guidelines
(Ordinance No. G6-01) .
a. Street Facing Garages . Street facing garages
shall be recessed a minimum of 10 feet behind
the main residential facade . However,
residences with street-facing garages recessed
less than 10 feet, but not less than 2 feet
behind the main residential facade, shall be
allowed if the residence includes a front
porch or portico; or if the garage includes
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�. one or more of the following features designed
to complement the architectural style of the
residence : individual garage doors accessing
each parking bay, gable end of the garage roof
line facing the street, a roof peak centered
over a double wide garage door, or
proportionately designed dormers .
b. Side Entry Garages . Side entry garages shall
feature gable ends, roof lines, window and
door fenestration, and other architectural
elements which match or complement those same
design elements on the residence . Side entry
garages shall be designed and oriented to
provide access to parking bays via a side or
rear entry, with driveway access not crossing
in front of the main entry to the residence .
If the driveway access to the garage crosses
in front of the main entrance, the following
provisions shall apply: (1) the lot shall
contain a minimum of 20, 000 square feet of lot
area, (2) the garage shall be set back a
minimum of 40 feet from the street lot line,
and (3) at least one third of the garage width
shall be located behind the front facade of
the residence .
9 . All chimneys must be constructed of brick or other
natural materials (wood, stone, or stucco) if the
chimney is visible from the front, and other wise
may be constructed of any of the material that would
have been permitted on the side or real exterior
walls of the structure (as set forth in subparagraph
4 above) .
10 . Each dwelling constructed on a lot of record shall
be fully landscaped prior it its initial occupancy.
If inclement weather does not permit installation of
landscape materials, then a cash bond in the amount
of 1500 of the estimated cost of work shall be
submitted to the City as monetary assurance for the
unfinished work. The minimum required landscaping
for a lot of record to be considered fully
landscaped shall be :
a. Front and side yards shall be sodded.
b. Rear yards shall be seeded.
C . Sufficient foundation plantings to screen the
building' s foundation developed in conformance
with a landscape plan as approved by the city.
d. All plant material shall be appropriate to the
climate of the area.
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• O. Subdivisions - Generally. The subdivision of the subject
property and development thereof shall comply with the
subdivision regulations of the city, as amended, and the
Plat Act of the State of Illinois . Prior to building
permit issuance, for each building or structure proposed
to be built within the planned development, a soils
suitability and bearing capacity test shall be performed
as required by the City Engineer and the Development
Administrator.
P. Buildings - Required Improvements. In addition to those
building improvements required by Title 16 of the Elgin
Municipal Code, the following building improvements shall
also be required:
1 . All sanitary sewers shall be overhead sewers .
2 . All structures containing sump pits and pumps shall
have separate lines connecting the sump pump to the
storm sewer as required by the City Engineer and the
Development Administrator.
Q. 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 in full force and
effect immediately after its passage in the manner provided by law.
Ed Schock, Mayor
Presented: June 27, 2001
Passed: June 27, 2001
Omnibus Vote: Yeas : 7 Nays : 0
Recorded: June 28, 2001
Published:
Attest :
Dolonna Mecum, City Clerk
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