G15-04 eilmk Ordinance No. G15-04
AN ORDINANCE
CLASSIFYING NEWLY ANNEXED TERRITORY IN THE
PCF PLANNED COMMUNITY FACILITY DISTRICT
(Tall Oaks Subdivision— 101 Russell 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 PCF Planned
Community Facility District; and
WHEREAS, after due notice in the manner provided by law the Planning and
Development Commission conducted public hearings 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
elik 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 PCF Planned Community
Facility District, the following described property:
PARCEL ONE
PART OF THE NORTHEAST QUARTER OF SECTION 13,
TOWNSHIP 41 NORTH, RANGE 7 EAST OF THE THIRD PRINCIPAL
MERIDIAN, DESCRIBED AS FOLLOWS: COMMENCING AT THE
NORTHEAST CORNER OF SAID SECTION 13; THENCE SOUTH 00° 18'
33" EAST ALONG THE EAST LINE OF SAID SECTION, 927.39 FEET;
THENCE SOUTH 89° 17' 32" WEST, 1385.98 FEET TO THE CENTERLINE
OF A HIGHWAY FOR THE POINT OF BEGINNING; THENCE NORTH 89°
17' 32" EAST, 433.14 FEET; THENCE SOUTH 00° 06' 03" EAST, 464.35
FEET; THENCE SOUTH 89° 53' 57" WEST, 80.01 FEET; THENCE SOUTH
00° 45' 26" WEST, 40.00 FEET TO THE SOUTH LINE OF THE NORTH
HALF OF THE NORTHEAST QUARTER OF SAID SECTION 13; THENCE
SOUTH 89° 53' 57" WEST ALONG SAID SOUTH LINE, 360.00 FEET TO
THE CENTERLINE OF A HIGHWAY; THENCE NORTH 00° 45' 26" EAST
ALONG SAID CENTER LINE, 499.82 FEET TO THE POINT OF
r•► BEGINNING, IN THE CITY OF ELGIN, KANE COUNTY, ILLINOIS
(CONTAINING 4.961 ACRES, MORE OR LESS)
PARCEL TWO
PART OF THE SECTION 13, TOWNSHIP 41 NORTH, RANGE 7
EAST AND PART OF SECTION 18, TOWNSHIP 41 NORTH, RANGE 8
EAST OF THE THIRD PRINCIPAL MERIDIAN, DESCRIBED AS
FOLLOWS: COMMENCING AT THE NORTHEAST CORNER OF SAID
SECTION 13; THENCE SOUTH 00° 18' 33" EAST ALONG THE EAST LINE
OF SAID SECTION, 927.39 FEET; THENCE SOUTH 89° 17' 32" EAST,
722.83 FEET; THENCE SOUTH 00° 06' 03" EAST, 155.01 FEET FOR THE
POINT OF BEGINNING; THENCE NORTH 89° 17' 32" EAST, 654.78 FEET
TO A POINT OF CURVATURE; THENCE EASTERLY ALONG A CURVE
CONCAVE SOUTHERLY HAVING A RADIUS OF 150.00 FEET, AN ARC
LENGTH OF 67.39 FEET, A CHORD BEARING OF SOUTH 77° 50" 17"
EAST AND A CHORD DISTANCE OF 66.82 FEET; THENCE SOUTH 64° 58"
06" EAST, 58.88 FEET; THENCE SOUTH 25° 01' 54" WEST, 426.55 FEET;
THENCE NORTH 64° 58' 06" WEST, 28.23 FEET FOR A POINT OF
CURVATURE; THENCE NORTHWESTERLY ALONG A CURVE
CONCAVE SOUTHWESTERLY HAVING A RADIUS OF 1000.00 FEET, AN
ARC LENGTH OF 127.11 FEET, A CHORD BEARING OF NORTH 68° 36'
fek 35" WEST AND A CHORD DISTANCE OF 127.03 FEET; THENCE SOUTH
25° 01' 54" WEST, 636.05 FEET; THENCE SOUTH 00° 06' 03" EAST, 30.00
FEET; THENCE NORTH 89° 53' 57" EAST, 52.51 FEET TO A POINT OF
CURVATURE; THENCE EASTERLY AND SOUTHEASTERLY ALONG A
CURVE CONCAVE SOUTHERLY HAVING A RADIUS OF 400.00 FEET, AN
ARC LENGTH OF 151.73 FEET, A CHORD BEARING OF SOUTH 79° 14'
03" EAST AND A CHORD DISTANCE OF 150.82 FEET; THENCE SOUTH
68° 22' 03" EAST, 259.00 FEET; THENCE SOUTH 25° 01' 54" WEST, 534.90
FEET TO A POINT OF CURVATURE; THENCE SOUTHWESTERLY
ALONG A CURVE CONCAVE NORTHWESTERLY HAVING A RADIUS OF
750.00 FEET, AN ARC LENGTH OF 487.10 FEET, A CHORD BEARING OF
SOUTH 43° 38' 14" WEST AND A CHORD DISTANCE OF 478.58 FEET;
THENCE NORTH 27° 45' 25" WEST, 206.30 FEET; THENCE NORTH 68° 55'
55" EAST, 74.34 FEET; THENCE NORTH 00° 45' 26" EAST, 368.11 FEET;
THENCE NORTH 12° 47' 52" EAST, 68.85 FEET; THENCE NORTH 26° 44'
10" EAST, 81.30 FEET; THENCE NORTH 64° 58' 06" WEST, 157.53 FEET
TO A POINT ON A CURVE THROUGH WHICH A RADIAL LINE BEARS
NORTH 57° 04' 56" WEST, THENCE NORTHEASTERLY ALONG A CURVE
CONCAVE SOUTHEASTERLY HAVING A RADIUS OF 400.00 FEET, AN
ARC LENGTH OF 55.14 FEET, A CHORD BEARING OF NORTH 36° 52' 00"
EAST AND A CHORD DISTANCE OF 55.09 FEET; THENCE NORTH 40°
elmk 48" 56" EAST, 56.29 FEET TO A POINT OF CURVATURE; THENCE
NORTHEASTERLY ALONG A CURVE CONCAVE NORTHWESTERLY
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HAVING A RADIUS OF 250.00 FEET, AN ARC LENGTH OF 103.65 FEET, A
CHORD BEARING OF NORTH 28° 56' 19" EAST AND A CHORD
DISTANCE OF 102.91 FEET TO THE BEGINNING OF A NON TANGENT
CURVE CONCAVE NORTHERLY HAVING A RADIUS OF 250.00 FEET,
AN ARC LENGTH OF 55.41 FEET, A CHORD BEARING OF SOUTH 83° 45'
05" EAST AND A CHORD DISTANCE OF 55.30 FEET; THENCE NORTH
89° 53' 57" EAST, 36.58 FEET; THENCE NORTH 00° 06' 03" WEST, 155.00
FEET; THENCE NORTH 83° 53' 19" WEST, 75.59 FEET; THENCE NORTH
48° 39' 38" WEST, 57.10 FEET; THENCE NORTH 12° 29' 55" WEST, 63.48
FEET; THENCE NORTH 00° 06' 03" WEST, 391.00 FEET; THENCE SOUTH
89° 53' 57" WEST, 30.00 FEET; THENCE NORTH 00° 06' 03" WEST, 311.78
FEET TO THE POINT OF BEGINNING; IN THE CITY OF ELGIN, KANE
COUNTY, ILLINOIS (CONTAINING 17.605 ACRES, MORE OR LESS).
PARCEL 3
PART OF THE NORTHWEST FRACTIONAL QUARTER OF
SECTION 18, TOWNSHIP 41 NORTH, RANGE 8 EAST OF THE THIRD
PRINCIPLE MERIDIAN, DESCRIBED AS FOLLOWS: COMMENCING AT
THE NORTHWEST CORNER OF SAID SECTION 18; THENCE EAST
ALONG THE NORTH LINE OF SAID SECTION, 662.64 FEET TO THE
CENTER OF ROUTE 20 (S.B.I. ROUTE 5); THENCE SOUTH 64° 22' 22"
EAST ALONG SAID CENTERLINE, 112.86 FEET FOR THE POINT OF
BEGINNING; THENCE SOUTH 64° 22' 22" EAST ALONG SAID
CENTERLINE TO A POINT 30.36 FEET WESTERLY, MEASURED ALONG
SAID CENTERLINE, FROM THE EAST LINE OF SAID NORTHWEST
FRACTIONAL QUARTER; THENCE SOUTH 25° 01' 54" WEST, 792.99
FEET; THENCE NORTH 64° 58' 06" WEST, 248.56 FEET; THENCE NORTH
25° 01' 54" EAST, 645.56 FEET; THENCE NORTH 64° 22' 22" WEST
PARALLEL WITH SAID CENTERLINE, 461.55 FEET; THENCE SOUTH 25°
37' 38" WEST, 101.68 FEET; THENCE SOUTH 04° 19' 45" EAST, 93.12
FEET TO A POINT ON A CURVE THROUGH WHICH A RADIAL LINE
BEARS NORTH 04° 19' 45" WEST; THENCE SOUTHWESTERLY ALONG A
CURVE CONCAVE SOUTHEASTERLY HAVING A RADIUS OF 100.00
FEET, AN ARC LENGTH OF 99.73 FEET, A CHORD BEARING OF SOUTH
57° 05' 57" WEST AND A CHORD DISTANCE OF 95.65 FEET; THENCE
SOUTH 28° 31' 40" WEST, 25.75 FEET; THENCE NORTH 61° 28' 20" WEST,
160.78 FEET; THENCE SOUTH 27° 30' 25" WEST, 370.91 FEET; THENCE
NORTH 64° 58' 06" WEST, 55.66 FEET TO A POINT OF CURVATURE;
THENCE WESTERLY AND SOUTHWESTERLY ALONG A CURVE
CONCAVE SOUTHERLY HAVING A RADIUS OF 100.00 FEET, AN ARC
LENGTH OF 157.08 FEET, A CHORD BEARING OF SOUTH 70° 01' 54"
WEST AND A CHORD DISTANCE OF 141.42 FEET; THENCE SOUTH 25°
01' 54" WEST, 31.56 FEET; THENCE NORTH 64° 58' 06" WEST, 225.12
FEET TO THE WEST LINE OF SAID QUARTER SECTION; THENCE
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NORTH 00° 18' 33" WEST ALONG SAID WEST LINE, 473.15 FEET;
THENCE NORTH 82° 03' 41" EAST, 153.00 FEET; THENCE SOUTH 74° 18'
54" EAST, 481.10 FEET; THENCE NORTH 25° 12' 18" EAST, 244.61 FEET
TO THE POINT OF BEGINNING, IN THE CITY OF ELGIN, KANE
COUNTY, ILLINOIS (CONTAINING 13.618 ACRES, MORE OR LESS).
PARCEL 4
PART OF SECTION 13, TOWNSHIP 41 NORTH, RANGE 7 EAST OF
THE THIRD PRINCIPAL MERIDIAN, DESCRIBED AS FOLLOWS:
COMMENCING AT SOUTHWEST CORNER OF LOT 50 OF MONTAGUE
FOREST UNIT NO. 4 ACCORDING TO THE PLAT THEREOF RECORDED
SEPTEMBER 24, 1971 AS DOCUMENT NO. 1204737; THENCE NORTH 10°
34' 39" EAST ALONG THE WEST LINE OF SAID LOT, 55.00 FEET TO AN
ANGLE POINT IN SAID WEST LINE FOR THE POINT OF BEGINNING;
NORTH 85° 44' 46" WEST, 1079.11 FEET TO THE CENTER LINE OF
RUSSELL ROAD (S.B.I. ROUTE 5-A); THENCE NORTH 47° 27' 08" EAST,
1788.73 FEET FOR THE POINT OF BEGINNING; THENCE CONTINUING
NORTH 47° 27' 08" EAST, 989.66 FEET; THENCE NORTH 00° 45' 26"
EAST, 529.65 FEET; THENCE NORTH 89° 53' 57" EAST, 308.10 FEET;
THENCE SOUTH 29° 13' 32" EAST, 39.13 FEET; THENCE SOUTH 57° 20'
41" WEST, 54.44 FEET; THENCE SOUTH 50° 29' 07" WEST, 54.44 FEET;
THENCE SOUTH 43° 37' 33" WEST, 54.44 FEET; THENCE SOUTH 36° 46'
00" WEST, 54.44 FEET; THENCE SOUTH 29° 54' 26" WEST, 54.44 FEET;
THENCE SOUTH 23° 02' 52" WEST, 54.44 FEET; THENCE SOUTH 16° 11'
19" WEST, 54.44 FEET; THENCE SOUTH 11° 15' 22" WEST, 54.58 FEET;
THENCE SOUTH 00° 45' 26" WEST, 688.40 FEET; THENCE NORTH 55° 47'
51" EAST, 211.15 FEET TO A POINT ON A CURVE THROUGH WHICH A
RADIAL LINE BEARS SOUTH 55° 47' 51" WEST; THENCE
SOUTHEASTERLY ALONG A CURVE CONCAVE NORTHEASTERLY
HAVING A RADIUS OF 100.00, AN ARC LENGTH OF 9.09 FEET, A
CHORD BEARING OF SOUTH 36° 48' 25" EAST AND A CHORD
DISTANCE OF 9.09 FEET; THENCE SOUTH 50° 35' 19" WEST, 233.70
FEET; THENCE SOUTH 00° 45' 26" WEST, 161.56 FEET; THENCE SOUTH
21° 04' 05" EAST, 210.00 FEET; THENCE SOUTH 68° 55' 55" WEST, 142.40
FEET; THENCE SOUTH 21° 04' 05" EAST, 72.39 FEET TO THE WEST LINE
OF MONTAGUE FOREST UNIT NO. 5 ACCORDING TO THE PLAT
THEREOF RECORDED JULY 20, 1972 AS DOCUMENT NO. 1233268;
THENCE SOUTH 36° 31' 12" WEST ALONG SAID WEST LINE, 209.34
FEET; THENCE NORTH 51° 10' 49" WEST, 21.09 FEET TO A POINT OF
CURVATURE; THENCE NORTHWESTERLY ALONG A CURVE
CONCAVE NORTHEASTERLY HAVING A RADIUS OF 283.00 FEET, AN
ARC LENGTH OF 144.08 FEET, A CHORD BEARING OF NORTH 36° 35'
43" WEST AND A CHORD DISTANCE OF 142.53 FEET; THENCE NORTH
22° 00' 36" WEST, 30.14 FEET TO A POINT ON A CURVE THROUGH
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WHICH A RADIAL LINE BEARS SOUTH 16° 07' 42" WEST; THENCE
WESTERLY AND NORTHWESTERLY ALONG A CURVE CONCAVE
NORTHERLY HAVING A RADIUS OF 300.00, AN ARC LENGTH OF 356.74
FEET, A CHORD BEARING OF NORTH 72° 03' 45" WEST AND A CHORD
DISTANCE OF 336.09 FEET; THENCE NORTH 37° 59' 47" WEST, 375.08
FEET TO THE POINT OF BEGINNING, IN THE CITY OF ELGIN, KANE
COUNTY, ILLINOIS (CONTAINING 15.765 ACRES, MORE OR LESS)."
Section 2. That the City Council of the City of Elgin hereby grants the PCF Planned
Community Facility District which shall be designed, developed, and operated subject to the
following provisions:
A. Purpose and Intent. The purpose and intent of this PCF zoning district is to
provide a planned environment for various types of community facilities, subject
to the provisions of Chapter 19.60 Planned Developments, of the Elgin Municipal
Code, 1976, as amended. In general, community facilities provide governmental,
recreational, educational, health, social, religious, and transportation services to
the community on a for profit or a not for profit basis. The PCF District is most
similar to, but departs from the standard requirements of the CF Community
Facility 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 PCF 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 PCF 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 PCF zoning district should be located in
substantial conformance to the official comprehensive plan. The amount of land
necessary to constitute a separate PCF 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 PCF 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 PCF zoning district:
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Municipal Services Division.
1. "Municipal Facilities" [SR] (UNCL).
2. "Public parks, recreation, and open space" [SR] (UNCL).
Public Administration Division.
3. Justice,public order, and safety.
Services Division.
4. Public Libraries (823).
Construction Division.
5. "Contractors office and equipment areas" [SR] (UNCL).
Transportation, Communication, and Utilities Division.
6. Radio and television antennas" [SR] (UNCL).
7. "Satellite dish antennas" [SR] (UNCL).
8. "Treatment, transmission, and distribution facilities: poles, wires, cables,
conduits, laterals, vaults, pipes, mains, and valves" [SR] (UNCL).
Miscellaneous Uses Division.
9. "Fences and walls" [SR] (UNCL).
10. "Signs" [SR] (UNCL), subject to the provisions of Chapter 19.50, Signs.
11. "Temporary uses" [SR] (UNCL).
12. "Parking lots" [SR] (UNCL), exclusively "accessory" [SR] to a use
allowed in the zoning district, subject to the provisions of Chapter 19.47,
Off-street Parking.
13. "Accessory structures" [SR] (UNCL) to the permitted uses allowed in this
PCF Planned Community Facility District, subject to the provisions of
Section 19.12.500, Accessory Structures and Buildings.
14. "Accessory uses" [SR] (UNCL) to the permitted uses allowed in this PCF
Planned Community Facility District, subject to the provisions of Section
19.20.400, Component Land Uses.
In this PCF 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 PCF zoning district:
Transportation, Communication, and Utilities Division.
1. "Commercial antennas and antenna structures mounted on existing
structures" [SR] (UNCL).
2. "Commercial antenna tower" [SR] (UNCL).
3. "Other radio and television antennas" [SR] (UNCL).
4. "Other satellite dish antennas" [SR] (UNCL).
5. "Pipelines, except natural gas" (461).
6. "Railroad tracks" (401).
7. "Treatment, transmission and distribution facilities: equipment, equipment
buildings, towers, exchanges, substations, regulators" [SR] (UNCL).
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Miscellaneous Uses Division.
8. "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.
9. "Accessory structures" [SR] (UNCL) to the conditional uses allowed in
this PCF Planned Community Facility District, subject to the provisions of
Chapter 19.12.500, Accessory structures and Buildings.
10. "Accessory uses" [SR] (UNCL) to the conditional uses allowed in this
PCF Community Facility District, subject to the provisions of Section
19.10. 400, Component Land Uses.
G. Site Design. In this PCF 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 PCF zoning district, the use and development of
land and structures shall be subject to the provisions of Chapter 19.30.135, Site
Design (CF Community Facility District), of the Elgin Zoning Ordinance. In this
PCF 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 Land Vision,
Inc., and dated November 10, 2003, with a final revision date of
February 12, 2004.
"► 2. Substantial conformance to the Preliminary Grading and Drainage Plans,
encompassing the Preliminary Sanitary & Water Main Plan, prepared by
Jacob &Heffner Associates, Inc., and dated February 13, 2003.
3. Substantial conformance to the Preliminary Landscape Plan, prepared by
Gary R. Weber Associates, Inc., and dated November 13, 2002, with
revision dates of June 3, 2003, November 10, 2003, and February 12,
2004.
H. Off-street Parking. In this PCF 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.
Off-street Loading. In this PCF 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 PCF 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 PCF zoning district, application for text and map
amendments shall be subject to the provisions of Chapter 19.55, Amendments. A
text amendment 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 PCF zoning district authorize such an application.
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L. Planned Developments. In this PCF 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. 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 PCF
zoning district and without necessitating that all other property owners in this PCF
zoning district authorize such an application.
M. Conditional Uses. In this PCF 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 PCF zoning district and without necessitating that all other property owners
in this PCF zoning district authorize such an application.
N. Variations. In this PCF zoning district, application for variation shall be subject
to the provisions of Chapter 19.70, Variations, of the Elgin Municipal Code,
1976, as amended. Any of the requirements of this ordinance may be varied by
petition of a lot or property owner for a zoning lot without requiring an
amendment to this PCF zoning district and without necessitating that all other
property owners in this PCF zoning district authorize such an application.
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:
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.
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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.
choc , Mayor
Presented: February 25, 2004
Passed: February 25, 2004
Vote: Yeas: 5 Nays: 1
Recorded: February 26, 2004
Published:
Attest:
/267 Lj
Dolonna Mecum, City Clerk
• t/t ' f 34 Cff. -C
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