G59-03 �.. Ordinance No. G59-03
AN ORDINANCE
CLASSIFYING NEWLY ANNEXED TERRITORY IN THE
PMFR PLANNED MULTIPLE FAMILY RESIDENCE DISTRICT
(Princeton West Subdivision - 1200 Congdon Avenue)
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 CITY
OF ELGIN, ILLINOIS :
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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 PMFR Planned Single Family
Residence District, the following described property:
THAT PART OF THE EAST HALF OF FRACTIONAL SECTION 6 AND
THE NORTHEAST QUARTER OF FRACTIONAL SECTION 7, TOWNSHIP
41 NORTH, RANGE 9, EAST OF THE THIRD PRINCIPAL MERIDIAN
IN COOK COUNTY, ILLINOIS, DESCRIBED AS FOLLOWS :
COMMENCING AT THE SOUTHEAST CORNER OF LOT 2 IN L. CURCE
FARM SUBDIVISION IN SAID FRACTIONAL SECTION 7, RECORDED
AS DOCUMENT NUMBER 16785517, SAID POINT ALSO BEING ON THE
NORTH RIGHT OF WAY OF SHOE FACTORY ROAD; THENCE, SOUTH 89
DEGREES 58 MINUTES 17 SECONDS WEST ALONG SAID NORTH LINE
283 . 57 FEET; THENCE NORTH 89 DEGREES 52 MINUTES 29
SECONDS WEST CONTINUING ALONG SAID NORTH LINE 562 . 81 FEET
TO A POINT OF CURVATURE; THENCE WEST ALONG THE ARC OF A
CURVE CONCAVE SOUTHERLY HAVING A RADIUS OF 13172 . 16 FEET,
HAVING A CHORD BEARING OF SOUTH 89 DEGREES 59 MINUTES 21
SECONDS WEST, AN ARC LENGTH OF 5 . 01 FEET TO THE EAST LINE
OF TOASTMASTER DRIVE HERETOFORE DEDICATED PER DOCUMENT
. R90-562719; THENCE NORTH 03 DEGREES 22 MINUTES 05 SECONDS
EAST ALONG SAID EAST LINE 1587 .42 FEET FOR A PLACE OF
BEGINNING; THENCE, NORTH 03 DEGREES 22 MINUTES 05 SECONDS
EAST CONTINUING ALONG SAID EAST LINE 1202 . 09 FEET; THENCE
NORTH 89 DEGREES 54 MINUTES 56 SECONDS EAST 5 . 01 FEET TO
WEST LINE OF ASSESSOR' S DIVISION; THENCE NORTH 03 DEGREES
22 MINUTES 05 SECONDS EAST ALONG SAID WEST LINE 615 . 59
FEET TO THE SOUTH LINE OF NORTHERN ILLINOIS GAS RIGHT OF
WAY PER DOCUMENT NUMBER 17304926; THENCE NORTH 89
DEGREES 52 MINUTES 37 SECONDS EAST ALONG SAID SOUTH LINE
640 .25 FEET TO EAST LINE OF LOT 1 IN SAID L. CURCE FARM
SUBDIVISION; THENCE SOUTH 00 DEGREES 06 MINUTES 09
SECONDS EAST ALONG SAID EAST LINE 1580 . 60 FEET; THENCE
SOUTH 89 DEGREES 58 MINUTES 17 SECONDS WEST 416 . 00 FEET;
THENCE SOUTH 00 DEGREES 01 MINUTES 43 SECONDS EAST 96 . 84
FEET; THENCE SOUTH 79 DEGREES 42 MINUTES 19 SECONDS WEST
164 . 50 FEET; THENCE SOUTH 03 DEGREES 30 MINUTES 37
SECONDS WEST 109 . 00 FEET; THENCE SOUTH 89 DEGREES 58
MINUTES 17 SECONDS WEST 170 .40 FEET TO THE PLACE OF
BEGINNING, ALL IN COOK 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
e'` provisions :
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.
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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 attached 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) .
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16 . "Accessory structures" [SR] (UNCL) to the permitted
uses allowed in this PMFR Planned Multiple 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 PMFR Planned Multiple Family
Residence District, subject to the provisions of
Section 19 . 20 . 400, Component Land Uses, of the
Elgin Zoning Ordinance .
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 . "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 PMFR Planned
Multiple 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 PMFR Multiple Family Residence
e•• District, subject to the provisions of Section
19 . 10 . 400, Component Land Uses .
14 . "Master Signage Plan" [SR] (UNCL) .
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�► 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 zoning district,
the use and development of land and structures shall be
subject to the provisions of Chapter 19 . 25 . 735, Site
Design, (MFR Multiple Family Residence District) of the
Elgin Zoning Ordinance, with the following departures :
Minimum Building Setback: The minimum building setback
from a street lot line shall be 25 feet, and the minimum
building setback from a transition lot line shall be 50
feet .
In this PMFR zoning district, the use and development of
land and structures shall also be subject to the
following conditions :
1 . Substantial conformance to the Conceptual Site
Landscape and Signage Plan, prepared by JEN Land
Design, dated January 22 , 2003 , and revised
March 27, 2003 , including the following:
a. Landscape materials planted on the berms
located at the edges of the townhome community
shall consist primarily of coniferous trees,
as well as deciduous and coniferous shrubs .
b. The provision of a substantially landscaped
area adjacent to Congdon Avenue .
c. The provision of signage which conforms to the
sign ordinance.
2 . Substantial conformance to the Preliminary Plat,
prepared by JEN Land Design, dated February 28,
2003, and revised March 27, 2003, including the
following:
a. The provision of a minimum 3 . 75 acre park,
which contains a minimum of 100 feet of street
frontage adjacent to the proposed East
Shawford Way. The park is to be constructed
during the first phase of construction.
b. The provision of on-street parking, to be
located at the southern end of the proposed
Loganbury and Prestbury Courts, with the
appropriate turning radius provided.
c. The provision of pedestrian walkways which
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link the parks and open areas .
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P► d. The provision of a consistent 25 foot building
setback from a street lot line, which is
consistent throughout the subdivision.
3 . Substantial conformance to the Preliminary
Engineering Plan, prepared by V3 , dated March 3 ,
2003 , and resolution of all Engineering Division
concerns .
4 . Substantial conformance to the Princeton West
townhome elevation prepared by Bloom and Fiorino,
undated, including the side elevation with the
provision of brick on at least a portion of each
side elevation and on all chimneys .
5 . Substantial conformance to the Townhomes of
Princeton West Luxury Features List and model
description sheet .
6 . The proposed Canterbury Drive shall align with and
be connected to the road located in Hoffman
Estates, pending a future intergovernmental
agreement with Hoffman Estates .
e''` 7 . For buildings in the multiple family residence
portion of the development, the provision of a 50
foot setback from the transition lot line on the
west portion of the property, a 30 foot setback
from the north and east property lines, and a 25
foot setback from all street lot lines .
8 . For buildings in the multiple family residence
portion of the development, the provision of a
minimum 60 foot building separation from the rear
of one building to the rear of another building, a
40 foot building separation from rear to side, and
a 20 foot building separation from side to side .
9 . Dedication of the 50 foot wide strip of land
located north of the centerline of Shoe Factory
Road (parcel 1) .
10 . Construction of all internal roads in full
compliance with City of Elgin standards for public
roads, including compliance with pavement width,
curbing, and sidewalks .
11 . The provision of easements for a traffic signal and
public sidewalks, and payment of funds to the City
of Elgin in an amount sufficient to construct a
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,h► public sidewalk across the full frontage of the
property, including Congdon Avenue and Toastmaster
Drive . The sidewalk easement shall be 10 feet wide
and shall extend across the full frontage of the
property along Congdon Avenue .
12 . All proposed street names are subject to the review
and approval of the Community Development Group,
and can not duplicate or be substantially similar
to any existing City of Elgin street name.
13 . Compliance with all applicable codes and
ordinances.
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.
eft 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.
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.
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
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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
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 PMFR zoning district authorize
such an application.
O. 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.
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Section 3 . That this ordinance shall be full force and effect
immediately after its passage in the manner provided by law.
E. Schock, Mayor
Presented: July 9, 2003
Passed: July 9, 2003
Omnibus Vote: Yeas : 5 Nays : 0
Recorded: July 10, 2003
Published:
Attest :
Dolonna Mecum, City Clerk
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