G108-03 Ordinance No. G108-03
( AN ORDINANCE
CLASSIFYING NEWLY ANNEXED TERRITORY IN THE
PSFR2 PLANNED SINGLE FAMILY RESIDENCE DISTRICT
(Creekside Subdivision - 2700 Hopps 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 ;
and
WHEREAS, after due notice in the manner provided by law the
Planning and Development Commission conducted a public hearing
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 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 Residence
District, the following described property:
THAT PART OF THE NORTHEAST QUARTER OF SECTION 32 ,
TOWNSHIP 41 NORTH, RANGE 8 EAST OF THE THIRD PRINCIPAL
MERIDIAN DESCRIBED AS FOLLOWS : BEGINNING AT THE
NORTHWEST CORNER OF SAID NORTHEAST QUARTER; THENCE NORTH
88 DEGREES 46 MINUTES 38 SECONDS EAST, ALONG THE NORTH
LINE OF SAID SECTION 32 , 616 . 62 FEET, TO AN IRON ROD;
THENCE SOUTH 00 DEGREES 17 MINUTES 02 SECONDS WEST ALONG
THE EAST LINE AS STAKED AND OCCUPIED, 1421 . 06 FEET, TO
THE CENTER LINE OF HOPPS ROAD AS OCCUPIED; THENCE SOUTH
89 DEGREES 06 MINUTES 34 SECONDS WEST ALONG SAID
CENTERLINE, 426 . 76 FEET TO THE NORTHEASTERLY LINE OF A
TRACT OF LAND CONVEYED TO COMMONWEALTH EDISON COMPANY BY
DOCUMENT 1317099; THENCE NORTH 63 DEGREES 17 MINUTES 30
SECONDS WEST ALONG SAID NORTHEASTERLY LINE 203 . 98 FEET,
TO THE WEST LINE OF SAID NORTHEAST QUARTER OF SECTION 32;
THENCE NORTH 0 DEGREES 01 MINUTES 19 SECONDS WEST ALONG
SAID WEST LINE 1322 . 84 FEET TO THE POINT OF BEGINNING, IN
THE TOWNSHIP OF ELGIN, KANE COUNTY, ILLINOIS (PROPERTY
COMMONLY KNOWN AS 2700 HOPPS ROAD) .
Section 2 . That the development of this PSFR2 Planned Single
Family Residence District as described in Section 1 shall be
developed 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 departs 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.
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. This 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
emb. 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) .
Finance, Insurance, and Real Estate Division.
6 . "Development sales office" [SR] (UNCL) .
Services Division.
7 . "Family residential care facility" [SR] (8361) .
8 . "Home child day care services" [SR] (8351) .
Construction Division.
9 . "Contractors office and equipment areas" [SR]
(UNCL) .
Transportation, Communication, and Utilities Division.
10 . "Radio and television antennas" [SR] (UNCL) .
11 . "Satellite dish antennas" [SR] (UNCL) .
12 . "Treatment , transmission, and distribution
facilities : poles, wires, cables, conduits,
laterals, vaults, pipes, mains, and valves" [SR]
(UNCL) .
Miscellaneous Uses Division.
13 . "Fences and walls" [SR] (UNCL) .
14 . "Signs" [SR] (UNCL) , subject to the provisions of
Chapter 19 . 50, Signs, of the Elgin Zoning
Ordinance .
15 . "Temporary uses" [SR] (UNCL) .
16 . "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, of the Elgin Zoning Ordinance .
17 . "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, of the
Elgin Zoning Ordinance .
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 zoning 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 . "Amateur radio antennas" [SR] (UNCL) .
4 . "Commercial antennas and antenna structures mounted
on existing structures" [SR] (UNCL) .
5 . "Commercial antenna tower" [SR] (UNCL)
6 . "Other radio and television antennas" [SR] (UNCL) .
7 . "Other satellite dish antennas" [SR] (UNCL) .
8 . "Pipelines, except natural gas" (461) .
9 . "Railroad tracks" (401) .
10 . "Treatment, transmission and distribution
facilities : equipment, equipment buildings, towers,
exchanges, substations, regulators" [SR] (UNCL) .
Miscellaneous Uses Division.
11 . "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, of the Elgin Zoning Ordinance .
12 . "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
eft structures and Buildings .
13 . "Accessory uses" [SR] (UNCL) to the conditional
uses allowed in this PSFR2 Single Family Residence
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 shall be subject to
the provisions of Chapter 19 . 12 , Site Design, of the
Elgin Zoning Ordinance . In this PSFR2 zoning district,
the site design regulations shall be as follows :
1 . Zoning Lots - Generally. In this PSFR2 zoning
district , " zoning lots" [SR] shall be subject to
the provisions of Section 19 . 12 . 300 , Zoning Lots -
Clarifications and Exceptions, of the Elgin Zoning
Ordinance .
2 . Lot Area. In this PSFR2 zoning district, the
minimum required "zoning lot area" [SR] shall be
10, 000 square feet per dwelling unit . The minimum
required lot area for a zoning lot shall be 12 , 000
square feet for all "through lots" [SR] and for all
"corner lots" [SR] .
3 . Lot Width. The minimum required "lot width" [SR]
eft. for a zoning lot shall be seventy-five (75) linear
feet . The minimum required "lot width" [SR] for a
ezoning lot shall be ninety (90) linear feet for
"corner lots" [SR] .
4 . Setbacks - Generally. In this PSFR2 zoning
district, "setbacks" [SR] shall be subject to the
provisions of the Elgin Zoning Ordinance, Section
19 . 12 .400 , Setbacks - Clarifications and Exceptions
5 . Setbacks by Lot Line. In this PSFR2 zoning
district, the minimum required "building" [SR]
"setbacks" [SR] for a zoning lot shall be as
follows :
a. Local Street Setback. Where a zoning lot has
frontage on a local street , the minimum
required setback for a building from a street
lot line shall be thirty (30) linear feet .
d. Side Setback. The minimum required building
setback from a "side lot line" [SR] shall be
eight (8) linear feet . The combined width of
the side setbacks from the side lot lines
shall not be less than twenty (20) linear
feet .
e. Interior Setback. The minimum required
building setback from an "interior lot line"
[SR] shall be ten (10) linear feet .
eft f . Rear Setback. The minimum required building
setback from a "rear lot line" [SR] shall be
forty (40) linear feet .
6 . Accessory Structures and Buildings . In this PSFR2
zoning district, "accessory structures and
buildings" [SR] shall be subject to the provisions
of Section 19 . 12 . 500 , Accessory Structures and
Buildings, of the Elgin Zoning Ordinance .
7 . Yards. In this PSFR2 zoning district , a "street
yard" [SR] , a "side yard" [SR] , or a "rear yard"
[SR] established by a required building setback or
by the actual location of a building shall be
subject to the provisions of Section 19 . 12 . 600,
Obstructions in Yards, of the Elgin Zoning
Ordinance .
8 . Residential Floor Area. In this PSFR2 zoning
district, the maximum "residential floor area" [SR]
for a single family zoning lot shall equal the
"zoning lot area" [SR] times 0 . 38 (38%) .
9 . Building Coverage. In this PSFR2 zoning district,
the maximum "building coverage" [SR] for a single
family zoning lot shall equal the "zoning lot area"
[SR] times 0 . 35 (35%) .
10 . Accessory Building Coverage. In this PSFR2 zoning
e"' district, the maximum "accessory building coverage"
r [SR] for a single family zoning lot shall equal the
"zoning lot area" [SR] times 0 . 10 (10%) .
11 . Vehicle Use Area. In this PSFR2 zoning district,
the maximum "vehicle use area" [SR] for a single
family zoning lot shall be one thousand four
hundred (1, 400) square feet .
12 . Landscaping. In this PSFR2 zoning district , each
zoning lot shall be developed in substantial
conformance to the landscape plans as submitted
with the Preliminary Plat binder dated July 30 and
31 , 2003 .
In this PSFR2 zoning district, the use and development of
land and structures shall also be subject to the
following conditions :
a. Substantial conformance to the Statement of Purpose
and Conformance, submitted by Colonial Homes, and
dated July 30 and 31, 2003 .
b. Substantial conformance to the Preliminary Plat of
Creekside Subdivision, prepared by the Hitchcock
Group, with an issue date of December 1, 2003 .
c . Substantial conformance to the Preliminary Site
Engineering Plan, prepared by Landmark Engineering,
and dated December 1 , 2003 .
d. Substantial conformance to the Landscape Plans,
prepared by Colonial Enterprises, and dated July
2003 .
e . Substantial conformance to the Building elevations
2400, 2815, and 3360, as depicted in the preliminary
plan package dated July 30 and 31, 2003 .
f . Additional building elevations for residential
structures to be structures to be constructed on the
Subject Property may be authorized and approved by
the city' s Community Development Manager so long as
any such additional building elevations are
otherwise in compliance with the terms and
provisions of this ordinance, the private covenants
for the Subject Property, the annexation agreement
for the Subject Property and the architectural and
design guidelines in the city' s Far West Area Plan,
as amended, including, but not limited to, the
design guidelines provided for garages as set forth
in Ordinance G6-Ol .
g. Additions to any residential structures on the
Subject Property shall only be permitted to the
rear elevations of such structures and no additions
shall be permitted to the front and/or side
elevations of any such residential structures .
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, and shall also be
subject to paragraph G. , Site Design, of this ordinance .
K. Amendments. In this PSFR2 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 PSFR2 zoning
district authorize such an application.
eft. L. Planned Developments. In this PSFR2 zoning district,
application for a planned development 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 PSFR2
zoning district and without necessitating that all other
property owners in this PSFR2 zoning district authorize
such an application.
M. 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. A conditional
use may be requested by an individual lot or property
owner for a zoning lot without requiring an amendment to
this PSFR2 zoning district and without necessitating that
all other property owners in this PSFR2 zoning district
authorize such an application.
N. Variations. 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
eow requested by an individual property owner for a zoning
lot without requiring an amendment to this PSFR2 zoning
district and without necessitating that all other
property owners in this PSFR2 zoning district authorize
such an application.
0. 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
elmw 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 full force and effect
immediately after its passage in the manner provided b law.
.-'''' ..--.:-.:.--ite:-1 r:-Schock, Mayor
Presented: December 17, 2003
Passed: December 17, 2003
Vote: Yeas : 5 Nays : 1
Recorded: December 18, 2003
Published:
Attest :
eo- lOolg-14--vi-c ike..4. 4,--
Dolonna Mecum, City Clerk