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G29-03 Ordinance No. G29-03 AN ORDINANCE CLASSIFYING NEWLY ANNEXED TERRITORY IN THE PSFR1 PLANNED SINGLE FAMILY RESIDENCE DISTRICT (Providence Subdivision - 3201 Water 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 PSFR1 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 PSFR1 Planned Single Family Residence District, the following described property: PARCEL ONE THAT PART OF SECTION 17, TOWNSHIP 41 NORTH, RANGE 8 EAST OF THE THIRD PRINCIPAL MERIDIAN, KANE COUNTY, ILLINOIS FURTHER DESCRIBED AS FOLLOWS : COMMENCING AT THE INTERSECTION OF THE WEST LINE OF DOCUMENT 1015195 AND THE NORTH LINE OF DOCUMENT 97K08058; THENCE NORTH 20 DEGREES 54 MINUTES 29 SECONDS EAST, 2619 .36 FEET; THENCE EASTERLY, 173 . 25 FEET ALONG A CURVE CONCAVE TO THE NORTH HAVING A RADIUS OF 2905 . 00 FEET, THE CHORD OF SAID CURVE BEARING SOUTH 70 DEGREES 54 MINUTES 23 SECONDS EAST; THENCE SOUTH 72 DEGREES 36 MINUTES 54 SECONDS EAST, 1041 . 16 FEET; THENCE SOUTH 28 DEGREES 43 r` MINUTES 10 SECONDS WEST, 692 . 12 FEET; THENCE SOUTH 00 DEGREES 07 MINUTES 10 SECONDS EAST, 886 . 82 FEET TO THE POINT OF BEGINNING; THENCE SOUTH 39 DEGREES 27 MINUTES 44 SECONDS EAST, 287 . 98 FEET; THENCE NORTH 56 DEGREES 43 MINUTES 19 SECONDS EAST, 125 . 73 FEET; THENCE NORTH 20 DEGREES 26 MINUTES 08 SECONDS EAST, 92 . 47 FEET; THENCE NORTH 50 DEGREES 32 MINUTES 16 SECONDS EAST, 154 . 05 FEET; THENCE NORTH 38 DEGREES 05 MINUTES 00 SECONDS WEST, 210 .40 FEET; THENCE NORTH 89 DEGREES 52 MINUTES 50 SECONDS EAST, 269 . 74 FEET; THENCE NORTH 56 DEGREES 12 MINUTES 04 SECONDS EAST, 186 . 05 FEET; THENCE NORTH 44 DEGREES 08 MINUTES 52 SECONDS EAST, 95 . 54 FEET; THENCE NORTH 30 DEGREES 13 MINUTES 42 SECONDS EAST, 96 . 84 FEET; THENCE NORTH 25 DEGREES 08 MINUTES 55 SECONDS EAST, 270 . 00 FEET; THENCE SOUTH 70 DEGREES 05 MINUTES 19 SECONDS EAST, 227 . 62 FEET; THENCE NORTH 77 DEGREES 44 MINUTES 03 SECONDS EAST, 132 .45 FEET; THENCE SOUTH 46 DEGREES 06 MINUTES 46 SECONDS EAST, 368 . 73 FEET; THENCE SOUTH 43 DEGREES 53 MINUTES 14 SECONDS WEST, 1772 . 50 FEET; THENCE SOUTH 44 DEGREES 04 MINUTES 45 SECONDS WEST, 491 . 34 FEET; THENCE NORTH 00 DEGREES 07 MINUTES 10 SECONDS WEST, 1237 . 90 FEET TO THE POINT OF BEGINNING, ALL IN KANE COUNTY, ILLINOIS . PARCEL TWO THAT PART OF SECTIONS 17, 18 , 19 AND 20, TOWNSHIP 41 NORTH, RANGE 8 EAST OF THE THIRD PRINCIPAL MERIDIAN, KANE COUNTY, ILLINOIS FURTHER DESCRIBED AS FOLLOWS : COMMENCING AT THE INTERSECTION OF THE WEST LINE OF DOCUMENT 1015195 AND THE NORTH LINE OF DOCUMENT 97K08058; THENCE NORTH 20 DEGREES 54 MINUTES 29 SECONDS EAST, 2619 .36 FEET; THENCE EASTERLY, 173 . 25 FEET ALONG A CURVE CONCAVE TO THE NORTH HAVING A RADIUS OF 2905 . 00 FEET, THE CHORD OF SAID CURVE BEARING SOUTH 70 DEGREES 54 MINUTES 23 SECONDS EAST; THENCE SOUTH 72 DEGREES 36 MINUTES 54 SECONDS EAST, 973 . 84 FEET; THENCE SOUTH 28 DEGREES 43 MINUTES 10 SECONDS WEST, 695 . 86 FEET; THENCE SOUTH 00 DEGREES 07 MINUTES 10 SECONDS EAST, 1442 . 70 FEET TO THE POINT OF BEGINNING; THENCE CONTINUING SOUTHERLY ALONG SAID LINE, 766 . 86 FEET; THENCE SOUTH 44 DEGREES 04 MINUTES 45 SECONDS WEST, 1235 . 41 FEET; THENCE SOUTH 00 DEGREES 06 MINUTES 48 SECONDS EAST, 2109 . 54 FEET; THENCE NORTH 89 DEGREES 54 MINUTES 09 SECONDS EAST, 2 . 61 FEET; THENCE SOUTH 39 DEGREES 03 MINUTES 41 SECONDS EAST, 183 .49 FEET; THENCE SOUTH 78 DEGREES 58 MINUTES 42 SECONDS WEST, 166 . 63 FEET; THENCE NORTH 28 DEGREES 42 MINUTES 59 SECONDS WEST, 171 . 97 FEET; THENCE NORTHERLY, 618 . 74 FEET ALONG A CURVE CONCAVE TO THE EAST HAVING A RADIUS OF 1183 . 00 FEET, THE CHORD OF SAID CURVE BEARING - 2 - NORTH 13 DEGREES 43 MINUTES 59 SECONDS WEST; THENCE NORTH 01 DEGREES 15 MINUTES 02 SECONDS EAST, 380 . 07 FEET; THENCE NORTH 88 DEGREES 44 MINUTES 58 SECONDS WEST, 170 . 16 FEET; THENCE NORTH 31 DEGREES 43 MINUTES 29 SECONDS WEST, 280 . 92 FEET; THENCE NORTH 00 DEGREES 00 MINUTES 00 SECONDS EAST, 657 . 06 FEET; THENCE NORTH 54 DEGREES 17 MINUTES 36 SECONDS EAST, 218 . 76 FEET; THENCE NORTH 85 DEGREES 13 MINUTES 54 SECONDS EAST, 98 . 60 FEET; THENCE NORTH 10 DEGREES 19 MINUTES 15 SECONDS EAST, 203 . 68 FEET; THENCE NORTH 18 DEGREES 25 MINUTES 18 SECONDS EAST, 102 . 00 FEET; THENCE NORTH 75 DEGREES 03 MINUTES 15 SECONDS WEST, 122 . 05 FEET; THENCE NORTHWESTERLY, TANGENT TO THE LAST DESCRIBED COURSE, 315 .44 FEET ALONG A CURVE CONCAVE TO THE NORTHEAST HAVING A RADIUS OF 500 . 00 FEET, THE CHORD OF SAID CURVE BEARING NORTH 56 DEGREES 58 MINUTES 51 SECONDS WEST; THENCE NORTH 71 DEGREES 31 MINUTES 34 SECONDS EAST, 209 . 34 FEET; THENCE NORTH 69 DEGREES 08 MINUTES 02 SECONDS EAST, 79. 75 FEET; THENCE NORTH 58 DEGREES 53 MINUTES 56 SECONDS EAST, 81 .29 FEET; THENCE NORTH 52 DEGREES 04 MINUTES 57 SECONDS EAST, 37 . 63 FEET; THENCE NORTH 45 DEGREES 31 MINUTES 06 SECONDS EAST, 841 . 15 FEET; THENCE NORTH 38 DEGREES 20 MINUTES 28 SECONDS EAST, 68 . 36 FEET; THENCE NORTH 26 DEGREES 27 MINUTES 46 SECONDS EAST, 119 . 09 FEET; THENCE NORTH 47 DEGREES 45 MINUTES 35 SECONDS EAST, 546 .27 FEET TO THE POINT OF BEGINNING, ALL IN KANE COUNTY, ILLINOIS (Property commonly known as a portion of 3201 Water Road. ) " Section 2 . That the development of this PSFR1 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 PSFR1 zoning district is to provide a semirural residential environment of the lowest standardized 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 PSFR1 District is most similar to, but departs from the standard requirements of the SFR1 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 ribk Regulations of the Elgin Municipal Code, 1976, as amended. The exclusion of such symbol shall not exempt - 3 - such word or phrase from the applicable supplementary regulation. C. General Provisions. In this PSFR1 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 PSFR1 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 PSFR1 zoning district should be located in substantial conformance to the official comprehensive plan. The amount of land necessary to constitute a separate PSFR1 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 PSFR1 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 PSFR1 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) . - 4 - es' 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 PSFR1 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 PSFR1 Planned Single Family Residence District, subject to the provisions of Section 19 . 20 .400, Component Land Uses, of the Elgin Zoning Ordinance . In this PSFR1, 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 PSFR1 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 . - 5 - 12 . "Accessory structures" [SR] (UNCL) to the conditional uses allowed in this PSFR1 Planned Single Family Residence District, subject to the provisions of Chapter 19 . 12 . 500, Accessory structures and Buildings . 13 . "Accessory uses" [SR] (UNCL) to the conditional uses allowed in this PSFR1 Single Family Residence District, subject to the provisions of Section 19 . 10 . 400, Component Land Uses . G. Site Design - In this PSFR1 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 PSFR1 zoning district, the site design regulations shall be as follows : 1. Zoning Lots - Generally. In this PSFR1 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 PSFR1 zoning district, the minimum required "zoning lot area" [SR] shall be 20, 000 square feet per dwelling unit . The minimum required lot area for a zoning lot shall be 22 , 846 square feet for all "corner lots" [SR] . 3 . Lot Width. The minimum required "lot width" [SR] for a zoning lot shall be as depicted on the Preliminary Plat, prepared by Cemcon, Ltd. and Land Vision, Inc . , and dated April 9, 2003 . 4 . Setbacks - Generally. In this PSFR1 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 PSFR1 zoning district, the minimum required "building" [SR] "setbacks" [SR] for a zoning lot shall be as follows : a. North/South Boulevard Collector Street Setback. Where a zoning lot has frontage on the north/south boulevard collector street, the minimum required setback for a building from a street lot line shall be forty (40) linear feet . b. Collector Street Setback. Where a zoning lot located along an east/west boulevard collector street adjoins a buffer yard, the minimum required setback for a building from the - 6 - �► buffer yard lot line shall be thirty (30) linear feet . c. Side Setback. The minimum required building setback from a "side lot line" [SR] shall be fifteen (15) linear feet . The combined width of the side setbacks from the side lot lines shall not be less than thirty (30) linear feet . d. Interior Setback. The minimum required building setback from an "interior lot line" [SR] shall be fifteen (15) linear feet . e. Rear Setback. The minimum required building setback from a "rear lot line" [SR] shall be sixty-five (60) linear feet . 6 . Accessory Structures and Buildings. In this PSFR1 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 PSFR1 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 PSFR1 zoning district, the maximum "residential floor area" [SR] for a single family zoning lot shall equal the "zoning lot area" [SR] times 0 .42 (42%) . 9 . Building Coverage. In this PSFR1 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 PSFR1 zoning district, the maximum "accessory building coverage" [SR] for a single family zoning lot shall equal the "zoning lot area" [SR] times 0 . 10 (10%) . 11. Vehicle Use Area. In this PSFR1 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 PSFR1 zoning district, each zoning lot shall be developed in substantial conformance to the landscape plans as submitted with the Preliminary Plat binder dated November 18, 2002 . tow - 7 - ,.�. buffer yard lot line shall be thirty (30) linear feet . d. Side Setback. The minimum required building setback from a "side lot line" [SR] shall be fifteen (15) linear feet . The combined width of the side setbacks from the side lot lines shall not be less than thirty (30) linear feet . e. Interior Setback. The minimum required building setback from an "interior lot line" [SR] shall be fifteen (15) linear feet . f. Rear Setback. The minimum required building setback from a "rear lot line" [SR] shall be sixty-five (60) linear feet . 6 . Accessory Structures and Buildings. In this PSFR1 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 PSFR1 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 PSFR1 zoning district, the maximum "residential floor area" [SR] for a single family zoning lot shall equal the "zoning lot area" [SR] times 0 .42 (42%) . 9 . Building Coverage. In this PSFR1 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 PSFR1 zoning district, the maximum "accessory building coverage" [SR] for a single family zoning lot shall equal the "zoning lot area" [SR] times 0 . 10 (10%) . 11. Vehicle Use Area. In this PSFR1 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 PSFR1 zoning district, each zoning lot shall be developed in substantial conformance to the landscape plans as submitted with the Preliminary Plat binder dated November 18, 2002 . - 7 - A H. Supplementary Regulations. In this PSFR1 zoning district, the use and development of land and structures shall also be subject to the following conditions : 1 . Substantial conformance to the Preliminary Plat, prepared by Cemcon, Ltd. and Land Vision, Inc. , and dated April 9, 2003 . 2 . Substantial conformance to the Preliminary Engineering Plans, prepared by Cemcon, Ltd, with a final revision date of March 25, 2003 . 3 . Substantial conformance to the Preliminary Landscape Plan, prepared by Hitchcock Design Group, and dated March 27, 2003 . 4 . Substantial conformance to the Preliminary Landscape Plan, prepared by Hitchcock Design Group, and dated March 27, 2003 . I. Architectural Design. In this PSFR1 zoning district, the use and design of land and structures shall be subject to the following architectural design standards : 1 . The minimum residential floor area, excluding garages, basements, cellars, attics, walkouts, or similar spaces, shall be 3 , 000 square feet . 2 . All roofs shall be pitched, either gable or hip style . The minimum roof pitch shall be 4/12 . Flat roofs are specifically prohibited. 3 . All houses shall meet the garage design requirements of the Far West Area Plan. 4 . 100% of all exterior building materials shall be natural . Soffits and fascia may be heavy gauge vinyl or aluminum. 5 . Vinyl siding, aluminum siding, masonite, glazed brick, non-overlapping cedar siding, imitation brick, exposed concrete, or exposed cinder block are not permitted to be used as exterior siding. 6 . All chimney chases which are contiguous to an exterior wall shall be brick or stone . 7 . Roofing material shall be architectural grade shingles, cedar shakes, slate, clay tiles, or - 8 - equivalent as approved by the Development Administrator. 8 . Whenever brick or stone is provided on one facade but is not provided on an adjoining facade, there shall be a brick or stone return on the adjoining facade of at least 2 feet . 9 . Six inch corner boards shall be provided around all corners of each home (where brick or masonry is not present) . 10 . All gutters will be in neutral colors so as to be inconspicuous . 11 . The exterior side wall of all garages shall include at least 1 window. 12 . No two homes of like exterior design may be constructed unless such buildings are separated by 4 or more buildings, building sites, or combination thereof, of completely dissimilar design. All buildings shall be considered to be of "like exterior design" unless they have substantially different floor plans and elevations and are substantially different in exterior appearance. 13 . 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 . J. Off-Street Parking. In this PSFR1 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. K. Off-Street Loading. In this PSFR1 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. L. Signs. In this PSFR1 zoning district, signs shall be subject to the provisions of Chapter 19 . 50, Signs, of the Elgin Municipal Code, 1976, as amended. The development administrator may require, and may approve signs not otherwise provided by this title in support of the development . The calculation for square footage shall not include the base of the sign for all signs with - 9 - exception to the marketing identification signs . These signs shall include the following: 1 . Three marketing identification signs, each containing 144 square feet of surface area. One sign shall be permitted on US Route 20, one sign on Nesler Road, and one sign on Water Road. 2 . One 80 square foot directional sign to be located on or about Lot 67 . 3 . Seven secondary directional signs containing 6 square feet in surface area to be located on or about Lots 77, 80, 86, 143 , 247 and 267, and also on Parcel 18 . 4 . Four parking area signs containing 6 square feet in surface area to be located on or about Lots 147, 259, 488 and Parcel 14 . 5 . Five sales information center signs containing 16 square feet in surface area to be located on or about Lots 146, 244 , 258, 487, and Parcel 14 . 6 . Six community theme signs containing 24 square feet in surface area to be located on or about Lots 68 through 77 . 7 . One sign containing six square feet in surface area is permitted for each model home. M. Amendments. In this PSFR1 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 PSFR1 zoning district authorize such an application. N. Planned Developments. In this PSFR1 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 PSFR1 zoning district and without necessitating that all other property owners in this PSFR1 zoning district authorize such an application. O. Conditional Uses. In this PSFR1 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 - 10 - this PSFR1 zoning district and without necessitating that all other property owners in this PSFR2 zoning district authorize such an application. P. 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 requested by an individual property owner for a zoning lot without requiring an amendment to this PSFR1 zoning district and without necessitating that all other property owners in this PSFR1 zoning district authorize such an application. Q. 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. re. R. 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. S. 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 p I ed law. 4, .--r)r rk Ed Schoc , Mayor - 11 - Presented: May 14 , 2003 Passed: May 14, 2003 Omnibus Vote : Yeas : 6 Nays : 0 Recorded: May 15, 2003 Attest : --@141.--PArAtt --- Dolonna Mecum, City Clerk r r - 12 -