G31-03 Ordinance No. G31-03
AN ORDINANCE
CLASSIFYING NEWLY ANNEXED TERRITORY IN THE
PMFR PLANNED MULTIPLE 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 to a PMFR Planned Multiple Family Residence District;
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
0 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 18, TOWNSHIP 41 NORTH, RANGE 7
EAST OF THE THIRD PRINCIPAL MERIDIAN, KANE COUNTY,
ILLINOIS FURTHER DESCRIBED AS FOLLOWS :
BEGINNING AT THE INTERSECTION OF THE WEST LINE OF
DOCUMENT 1015195 AND THE NORTH LINE OF DOCUMENT
97K08058; THENCE SOUTH 20 DEGREES 54 MINUTES 29 SECONDS
WEST, 49 . 15 FEET; THENCE SOUTH 00 DEGREES 07 MINUTES 10
SECONDS EAST, 528 . 13 FEET; THENCE SOUTH 40 DEGREES 52
MINUTES 45 SECONDS WEST, 113 . 62 FEET; THENCE NORTH 49
DEGREES 07 MINUTES 15 SECONDS WEST, 243 . 11 FEET; THENCE
SOUTH 35 DEGREES 46 MINUTES 26 SECONDS WEST, 40 . 16
FEET; THENCE NORTH 49 DEGREES 07 MINUTES 15 SECONDS
WEST, 555 . 43 FEET; THENCE NORTH 40 DEGREES 52 MINUTES
45 SECONDS EAST, 40 . 00 FEET; THENCE NORTHWESTERLY,
162 .44 FEET ALONG A CURVE CONCAVE TO THE NORTHEAST
HAVING A RADIUS OF 300 . 00 FEET, THE CHORD OF SAID CURVE
BEARING NORTH 33 DEGREES 36 MINUTES 32 SECONDS WEST;
THENCE NORTH 18 DEGREES 05 MINUTES 49 SECONDS WEST,
104 . 78 FEET; THENCE NORTHWESTERLY, TANGENT TO THE LAST
DESCRIBED COURSE, 267 . 05 FEET ALONG A CURVE CONCAVE TO
THE SOUTHWEST, HAVING A RADIUS OF 300 . 00 FEET, THE
CHORD OF SAID CURVE BEARING NORTH 43 DEGREES 35 MINUTES
53 SECONDS WEST; THENCE NORTH 69 DEGREES 05 MINUTES 58
SECONDS WEST, 336 . 08 FEET; THENCE NORTHWESTERLY,
TANGENT TO THE LAST DESCRIBED COURSE, 103 . 04 FEET
ALONG A CURVE CONCAVE TO THE NORTHEAST HAVING A RADIUS
OF 300 . 00 FEET, THE CHORD OF SAID CURVE BEARING NORTH
59 DEGREES 15 MINUTES 36 SECONDS WEST; THENCE NORTH 49
DEGREES 25 MINUTES 13 SECONDS WEST, 107 . 71 FEET; THENCE
NORTH 40 DEGREES 34 MINUTES 47 SECONDS EAST, 6 . 09 FEET;
THENCE NORTHEASTERLY, TANGENT TO THE LAST DESCRIBED
COURSE, 33 . 91 FEET ALONG A CURVE CONCAVE TO THE
NORTHWEST HAVING A RADIUS OF 4680 . 66 FEET, THE CHORD OF
SAID CURVE BEARING NORTH 40 DEGREES 22 MINUTES 20
SECONDS EAST; THENCE SOUTH 69 DEGREES 05 MINUTES 58
SECONDS EAST, 1551 .43 FEET TO THE POINT OF BEGINNING,
ALL IN KANE COUNTY, ILLINOIS .
PARCEL TWO
THAT PART OF SECTIONS 17 AND 18, TOWNSHIP 41 NORTH,
RANGE 7 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, 832 . 60
FEET; THENCE SOUTH 89 DEGREES 52 MINUTES 50 SECONDS
WEST, 155 . 00 FEET; THENCE SOUTH 00 DEGREES 07 MINUTES
10 SECONDS EAST, 310 . 00 FEET TO THE POINT OF BEGINNING;
THENCE CONTINUING SOUTHERLY ALONG SAID LINE, 142 .49
FEET; THENCE SOUTHWESTERLY, TANGENT TO THE LAST
rft DESCRIBED COURSE, 167 . 13 FEET ALONG A CURVE CONCAVE TO
THE NORTHWEST HAVING A RADIUS OF 200 . 00 FEET, THE CHORD
OF SAID CURVE BEARING SOUTH 23 DEGREES 49 MINUTES 13
�► SECONDS WEST; THENCE SOUTH 47 DEGREES 45 MINUTES 35
SECONDS WEST, 234 . 84 FEET; THENCE WESTERLY, TANGENT TO
THE LAST DESCRIBED COURSE, 147 . 03 FEET ALONG A CURVE
CONCAVE TO THE NORTH HAVING A RADIUS OF 200 . 00 FEET,
THE CHORD OF SAID CURVE BEARING SOUTH 68 DEGREES 49
MINUTES 12 SECONDS WEST; THENCE SOUTH 89 DEGREES 52
MINUTES 50 SECONDS WEST, 293 . 34 FEET; THENCE NORTH 00
DEGREES 07 MINUTES 10 SECONDS WEST, 291 .46 FEET; THENCE
NORTH 45 DEGREES 10 MINUTES 22 SECONDS WEST, 260 . 49
FEET; THENCE NORTH 55 DEGREES 03 MINUTES 40 SECONDS
EAST, 208 . 99 FEET; THENCE EASTERLY, 395 . 83 FEET ALONG A
CURVE CONCAVE TO THE NORTH HAVING A RADIUS OF 810 . 00
FEET, THE CHORD OF SAID CURVE BEARING SOUTH 76 DEGREES
07 MINUTES 12 SECONDS EAST; THENCE NORTH 89 DEGREES 52
MINUTES 50 SECONDS EAST, 300 . 06 FEET TO THE POINT OF
BEGINNING, ALL IN KANE COUNTY, ILLINOIS .
PARCEL THREE
THAT PART OF SECTION 19, TOWNSHIP 41 NORTH, RANGE 7
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
esb- 97K08058 ; THENCE SOUTH 20 DEGREES 54 MINUTES 29 SECONDS
WEST, 49 . 15 FEET; THENCE SOUTH 00 DEGREES 07 MINUTES 10
SECONDS EAST, 528 . 13 FEET; THENCE SOUTH 40 DEGREES 52
MINUTES 45 SECONDS WEST, 113 . 62 FEET; THENCE NORTH 49
DEGREES 07 MINUTES 15 SECONDS WEST, 243 . 11 FEET; THENCE
SOUTH 35 DEGREES 46 MINUTES 26 SECONDS WEST, 1378 . 54
FEET; THENCE SOUTH 50 DEGREES 46 MINUTES 33 SECONDS
EAST, 779 . 20 FEET; THENCE SOUTH 00 DEGREES 07 MINUTES
40 SECONDS EAST, 1607 . 80 FEET TO THE POINT OF
BEGINNING; THENCE NORTH 89 DEGREES 54 MINUTES 09
SECONDS EAST, 28 . 00 FEET; THENCE SOUTH 00 DEGREES 07
MINUTES 40 SECONDS EAST, 255 . 00 FEET; THENCE NORTH 89
DEGREES 52 MINUTES 20 SECONDS EAST, 160 . 00 FEET; THENCE
SOUTH 00 DEGREES 07 MINUTES 40 SECONDS EAST, 361 . 49
FEET; THENCE SOUTH 89 DEGREES 52 MINUTES 20 SECONDS
WEST, 886 . 70 FEET; THENCE NORTH 00 DEGREES 07 MINUTES
40 SECONDS WEST, 616 . 87 FEET; THENCE NORTH 89 DEGREES
54 MINUTES 09 SECONDS EAST, 698 . 70 FEET TO THE POINT OF
BEGINNING, ALL IN KANE COUNTY, ILLINOIS . "
Section 2 . That the City Council of the City of Elgin
hereby grants the PMFR Planned Multiple Family Residential
District which shall be designed, developed, and operated subject
to the following provisions :
r
Pw A. Purpose and Intent. The purpose and intent of this PMFR
zoning district is to provide a planned urban residential
environment of the lowest standardized density for multiple
family detached dwellings, subject to the provisions of
Chapter 19 . 60 Planned Developments of the Elgin Municipal
Code, 1976, as amended. The PMFR District is most similar
to, but departs from the standard requirements of, the MFR
Multiple 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 PMFR 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 PMFR 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 PMFR zoning district
should be located in substantial conformance to the official
comprehensive plan. The amount of land necessary to
constitute a separate PMFR 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 PMFR 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
PMFR District :
Residence Division.
1 . "Multiple 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) .
7 . "Residential storage of trucks or buses" [SR] (UNCL) .
Municipal Services Division.
8 . Public parks, recreation, open space (UNCL) on a
"zoning lot" [SR] containing less than two acres of
land.
Finance, Insurance, and Real Estate Division.
9 . "Development sales office" [SR] (UNCL) .
Services Division.
10 . "Family residential care facility" [SR] (8361) .
11 . "Home child day care services" [SR] (8351) .
12 . "Residential Care Facility" [SR]
Construction Division.
13 . "Contractors office and equipment areas" [SR] (UNCL) .
Transportation, Communication, and Utilities Division.
14 . "Amateur radio antennas" [SR] (UNCL) .
15 . "Commercial antennas and antenna structures mounted on
existing structures" [SR] (UNCL) .
16 . "Radio and television antennas" [SR] (UNCL) .
17 . "Satellite dish antennas" [SR] (UNCL) .
18 . "Treatment, transmission, and distribution facilities :
poles, wires, cables, conduits, laterals, vaults,
pipes, mains, and valves" [SR] (UNCL) .
Miscellaneous Uses Division.
19 . "Fences and walls" [SR] (UNCL) .
20 . "Parking lots" [SR] (UNCL) , exclusively "accessory"
eigb. [SR] , subject to the provisions of Chapter 19 .45, Off
Street Parking.
21 . "Refuse collection area" [SR]
22 . "Signs" [SR] (UNCL) , subject to the provisions of
Chapter 19 . 50, Signs .
23 . "Temporary uses" [SR] (UNCL) .
24 . "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 .
25 . "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 .
In this PMFR 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 PMFR 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 . "Conditional commercial antennas and antenna structures
mounted on existing structures" [SR] (UNCL) .
4 . "Conditional 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 . "Treatment, transmission and distribution facilities :
equipment, equipment buildings, towers, exchanges,
substations, regulators" [SR] (UNCL) .
Miscellaneous Uses Division.
9 . "Master signage plan" [SR] , subject to the provisions
of Chapter 19 . 50, Signs .
10 . "Parking structures" [SR] (UNCL) , exclusively
"accessory" [SR} .
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 .
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 PMFR 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 PMFR district, the use and
development of land and structures shall be further 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 .
rm.
4 . Substantial conformance to the building elevations
contained within the Home Design Guidebook dated
May 5, 2003 .
5 . Additional building elevations for residential
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 G6-01 .
6 . The required residential lot area for this PMFR
Planned Multiple Family Residence District shall
be as shown on the Preliminary Plat, prepared by
Land Vision, Inc . , and dated April 9, 2003 .
H. Off-street Parking. In this PMFR 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 PMFR 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 PMFR 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 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.
rft 2 . One 80 square foot directional sign to be located
on or about Lot 67 .
11► 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 .
K. Amendments. In this PMFR 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 PMFR zoning district authorize such an
application.
eft. L. Planned Developments. In this PMFR 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 PMFR zoning district and
without necessitating that all other property owners in this
PMFR zoning district authorize such an application.
M. Conditional Uses. In this PMFR 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 PMFR zoning district and
without necessitating that all other property owners in this
PMFR 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
eft 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 PMFR zoning district
and without necessitating that all other property owners in
this PSFR1 zoning district authorize such an application.
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 sewer 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 full force and
effect immediately after its passage in the manner provided by
law.
-• ti..�z if
/ "4/.
Ed Schock, Mayor
Presented: May 14 , 2003
Passed: May 14 , 2003
Omnibus Vote : Yeas : 6 Nays : 0
Recorded: May 15, 2003
Attest :
Dolonna Mecum, ity Clerk