G52-03 Ordinance No. G52-03
AN ORDINANCE
CLASSIFYING NEWLY ANNEXED TERRITORY
IN THE PSFR2 PLANNED SINGLE FAMILY RESIDENCE DISTRICT
(Nancy Deihs Trust Property - 2801 Bowes 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 Southwest Quarter of Section 29,
Township 41 North, Range 8 East of the Third Principal
Meridian, described as follows :
Beginning at the South West corner of said South
West Quarter thence North 1 degrees, 5 minutes, 52
seconds East, along the West line of said South West
Quarter, a distance of 1291 . 52 feet to a line that is
1369 . 0 feet, as measured perpendicular, South of and
parallel with the North line of said South West Quarter;
thence South 89 degrees, 56 minutes, 40 seconds East,
parallel with the North line of said South West Quarter,
a distance of 931 . 50 feet to a line that is 931 . 34 feet,
as measured perpendicular, East of and parallel with the
West line of said South West Quarter; thence North 1
degrees, 5 minutes, 52 seconds East, parallel with the
West line of said South West Quarter, a distance of
1369 .23 feet to the North line of said South West
Quarter; thence South 89 degrees, 56 minutes, 40 seconds
East, along said North line, a distance of 1699 . 17 feet
to the North East corner of said South West Quarter;
thence South 00 degrees, 22 minutes, 21 seconds West,
along the East line of said South West Quarter, a
distance of 2653 .35 feet to the South East corner of said
South West Quarter; thence South 89 degrees, 54 minutes
18 seconds West, along the South line of said South West
Quarter, a distance of 2664 . 39 feet to the point of
beginning (excepting therefrom that part conveyed to
Northern Illinois Gas Company as Document 1060370
described as follows : Beginning at the North East corner
of the West half of said South West Quarter; thence West
(North 89 degrees, 56 minutes, 40 seconds West) , along
the North line of said South West Quarter, a distance of
66 . 00 feet; thence southerly (South 00 degrees, 12
minutes, 49 seconds West) , along a line forming an angle
of 89 degrees, 50 minutes, 31 seconds to the left with
the North line of said South West Quarter, a distance of
45 . 62 feet, thence southeasterly (South 12 degrees, 22
minutes, 32 seconds East) , along a diagonal line forming
an angle of 12 degrees, 35 minutes, 21 seconds (record
being 12 degrees, 37 minutes, 04 seconds) to the left
with an extension of the last described line, a distance
of 2672 .42 feet (record being 2672 . 81 feet) to a point in
the South line of said South West Quarter which is
1872 . 89 feet (as measured along said South line) East of
the South West corner of said South West Quarter; thence
East (North 89 degrees, 54 minutes, 18 seconds East) ,
along the South line of said South West Quarter, a
distance of 66 . 0 feet; thence northerly (North 1 degrees,
8 minutes, 42 seconds East) , along a line forming an
angle of 88 degrees, 45 minutes, 36 seconds to the left
with the South line of said South West Quarter, a
distance of 6 .46 feet (record being 6 . 39 feet) to the
intersection of said line with a line drawn 66 . 00 feet
northeasterly of (measured at right angles to) and
parallel with the aforesaid diagonal line; thence
northwesterly (North 12 degrees, 22 minutes, 32 seconds
West) , along said parallel line, a distance of 2672 . 90
feet) (record being 2673 . 33 feet) ; thence northerly
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�* (North 00 degrees, 12 minutes, 49 seconds East) , a
distance of 36 .5 feet (record being 33 . 50 feet) ; in Elgin
Township, Kane County, Illinois; and also; that portion
of Bowes Road lying northerly and parallel with the North
line of the Southwest Quarter of the herein above
described property. "
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.
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
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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) (which
may include regulatory wetlands) "
Finance, Insurance, and Real Estate Division.
8 . "Development sales office" [SR] (UNCL) .
Services Division.
("b. 9 . "Family residential care facility" [SR] (8361) .
Construction Division.
10 . "Contractors office and equipment areas" [SR]
(UNCL) .
Transportation, Communication, and Utilities Division.
11 . "Amateur radio antennas" [SR] (UNCL) .
12 . "Radio and television antennas" [SR] (UNCL) .
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
em. allowed in this PSFR2 Planned Single Family
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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 . "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 .
5 . "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 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.
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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.
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N. Architectural Standards . Within this PSFR2 zoning
district, the architecture, design, and construction of
dwelling units shall be as follows :
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
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raluminum 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
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
eftrear entry, with driveway access not crossing
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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 150% 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.
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:
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r1 . 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.
c
Ed Sc ock, Mayor
Presented: June 25, 2003
Passed: June 25, 2003
Omnibus Vote : Yeas : 7 Nays : 0
r' Recorded: June 26, 2003
Published:
Attest : lik
SI4h.",%-e_Dolonna Mecum, City Clerk
flik
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