G60-03 te+ Ordinance No. G60-03
AN ORDINANCE
CLASSIFYING NEWLY ANNEXED TERRITORY IN THE
PSFR2 PLANNED SINGLE 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 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 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:
BEGINNING AT THE SOUTHEAST CORNER OF LOT 2 IN L.
CURVE 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
1
• 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 1512 . 32
FEET; THENCE NORTH 89 DEGREES 58 MINUTES 17 SECONDS EAST
276 . 96 FEET; THENCE ALONG THE ARC OF A CURVE CONCAVE TO
THE SOUTH, HAVING A RADIUS OF 350 . 00 FEET, HAVING A CHORD
BEARING OF SOUTH 86 DEGREES 16 MINUTES 57 SECONDS EAST
FOR AN ARC LENGTH OF 45 . 77 FEET; THENCE NORTH 07 DEGREES
27 MINUTES 49 SECONDS EAST 135 . 00 FEET; THENCE SOUTH 77
DEGREES 37 MINUTES 09 SECONDS EAST 83 . 14 FEET; THENCE
SOUTH 67 DEGREES 47 MINUTES 06 SECONDS EAST 83 . 14 FEET;
THENCE SOUTH 57 DEGREES 57 MINUTES 03 SECONDS EAST 83 . 14
FEET; THENCE SOUTH 48 DEGREES 07 MINUTES 00 SECONDS EAST
83 . 14 FEET; THENCE SOUTH 32 DEGREES 07 MINUTES 10 SECONDS
EAST 17 . 30 FEET; THENCE NORTH 89 DEGREES 58 MINUTES 17
SECONDS EAST 120 . 01 FEET TO THE EAST LINE OF LOT 1 IN
SAID L. CURCE FARM SUBDIVISION; THENCE SOUTH 00 DEGREES
06 MINUTES 09 SECONDS EAST ALONG SAID EAST LINE 1478 . 36
FEET TO THE PLACE OF BEGINNING, ALL IN COOK COUNTY,
ILLINOIS .
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. 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 .
C. 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
2
amended. The exclusion of such symbol shall not exempt
such word or phrase from the applicable supplementary
regulation.
D. 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.
E. 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.
F. 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 .
G. Land Use. In this PSFR2 zoning district, the use of land
emk 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) .
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) .
3
rks 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.
4
es... 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
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 .
14 . "Master Signage Plan" [SR] (UNCL) .
H. 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
8 , 000 square feet per dwelling unit . The minimum
required lot area for a zoning lot shall be 10 , 000
square feet for all "through lots" [SR] and for all
"corner lots" [SR] .
3 . Lot Width. The minimum required "lot width" [SR]
for a zoning lot shall be 60 linear feet . The
minimum required lot width for a zoning lot shall
be 80 feet for corner lots .
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. Collector Street/Local Street Setback. Where
a zoning lot has frontage on a collector
street or local street, the minimum required
setback for a building from a street lot line
shall be 25 linear feet .
b. Corner Side Yard Setback. When a lot is a
corner lot, the minimum building setback for
that lot line not considered the "front lot
line" shall be 25 linear feet .
5
c. Interior Setback. The minimum required
building setback from an "interior lot line"
[SR] shall be 6 linear feet, with a minimum
building separation of 14 feet .
d. Rear Setback. The minimum required building
setback from a "rear lot line" [SR] shall be
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 .42 (42%) .
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
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 PSFR2 zoning district,
the maximum "vehicle use area" [SR] for a single
family zoning lot shall be 1, 400 square feet .
In this PSFR2 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
should consist primarily of coniferous trees,
�., as well as deciduous and coniferous shrubs.
b. The provision of a substantially landscaped
area adjacent to Congdon Avenue .
6
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
link the parks and open areas .
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 . All residential structures shall be constructed in
substantial conformance with the Elite Series
Neighborhood Homes, plans 1 through 4 .
5 . Additions to any residential structures on the
subject property shall only be permitted to the
rear elevations of such structures and no addition
shall be permitted to the front and/or side
elevations of any such residential structure .
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 .
7 . The provision of an average lot size of 9, 487
square feet, with a minimum lot width of 60 feet,
and a minimum lot size of 8, 000 square feet .
8 . For the single family residence portion of the
e'' development, the provision of a minimum building
setback of 25 feet from a street lot line, 40 feet
7
ii°6,, from a rear lot line, and a total combined interior
building setback of 14 feet, with no building
setback less than 6 feet from an interior lot line.
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
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 .
I. 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.
J. 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.
K. 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.
L. 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
8
e• that all other property owners in this PSFR2 zoning
district authorize such an application.
M. 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.
N. 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.
O. 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 PSFR2 zoning
district and without necessitating that all other
property owners in this PSFR2 zoning district authorize
such an application.
P. 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.
Ed Schock, Mayor
9
Presented: July 9, 2003
Passed: July 9, 2003
Omnibus Vote : Yeas : 5 Nays : 0
Recorded: July 10, 2003
Published:
Attest :
Dolonna Mecum, ity Clerk
10