G7-04 ri' Ordinance No. G7-04
AN ORDINANCE
RECLASSIFYING TERRITORY IN THE RC1 RESIDENCE CONSERVATION DISTRICT
AND MFR MULTIPLE FAMILY RESIDENCE DISTRICT TO PMFR PLANNED MULTIPLE
FAMILY RESIDENCE DISTRICT
(Oak Ridge Subdivision— 1700 Villa Street/ 901 Galt Boulevard)
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:
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 Southeast 1/4 of Section 20,Township 41 North,Range 9 East
of the Third Principal Meridian described as follows: Commencing at the point of
intersection of the Easterly Right of Way line of the Elgin,Joliet and Eastern Railroad
property and the Southerly line of Lot "C" in the plat filed with Commissioner's
Report in Partition in Case Number 19700 in the Circuit Court of Cook County,
Illinois;thence S 83°00'00"E along said Southerly line a distance of 998.45 feet to the
Northeast corner of Lot 17 in County Clerk's division of Section 20, according to the
plat thereof recorded May 31, 1895 as Document 2227309 for the point of beginning;
thence S 32°26'56" E along the Southwesterly line of Sherwood Oaks Unit 3, a
subdivision of part of the East 1/2 of Section 20,Township 41 North,Range 9 East as
aforesaid recorded March 5, 1963 as document 18735064 and along the Southwesterly
line of Sherwood Oaks Unit 1, a subdivision of part of Section 20 and 21, Township
fir•► 41 North, Range 9 East, as aforesaid recorded November 16, 1956 as Document
16757387 for a distance of 1639.47 feet;thence S 58°25'10"W 1260.20 feet;thence S
59°31'38"W for a distance of 154.25 feet to a point on a curve;thence around a curve
�► to the left having a radius of 267.00 feet for an arc distance of 148.42 feet, a chord
bearing of N 13°14'28" E for a distance of 146.51 feet to a POINT OF BEGINNING;
thence S 84°13'21" W for a distance of 75.05 feet; thence N 60°04'48" W for a
distance of 192.30 feet; thence N 29°55'13" E for a distance of 67.32 feet; thence S
61°5121" W for a distance of 66.89 feet; thence N 28°08'39" W for a distance of
178.00 feet;thence N 61°51'21"E for a distance of 68.04 feet;thence N 67°30'00"W
for a distance of 85.90 feet; thence N 22°30'00"E for a distance of 32.34 feet;thence
N 69°38'48" W for a distance of 15.51 feet; thence N 22°30'00" E for a distance of
762.24 feet; thence S 67°29'41" E for a distance of 89.60 feet; thence S 61°11'12" E
for a distance of 36.43 feet;thence S 31°34'51"E for a distance of 114.50 feet;thence
N 58°25'10" E for a distance of 165.00 feet; thence S 31°34'50" E for a distance of
333.60 feet; thence S 58°25'10" W for a distance of 118.50 feet to a point of curve
thence; around a curve to the left having a radius of 200.00 feet for an arc distance of
314.16 feet, a chord bearing of S 13°25'10"W for a distance of 282.84 feet to a point
of tangency;thence S 31°34'50"E for a distance of 143.87 feet;thence S 58°25'10"W
for a distance of 382.86 feet; thence S 07°19'03" E for a distance of 48.03 feet to a
point of curve;thence around a curve to the right having a radius of 267.00 feet for an
arc distance of 21.60 feet,a chord bearing of S 05°00'01"E for a distance of 21.59 feet
to the Point of Beginning,EXCEPTING therefrom all the following: That part of the
Southeast 1/4 of Section 20,Township 41 North,Range 9 East of the Third Principal
Meridian described as follows: Commencing at the point of intersection of the
Easterly Right of Way line of the Elgin, Joliet and Eastern Railroad property and the
e Southerly line of Lot"C" in the plat filed with Commissioner's Report in Partition in
Case Number 19700 in the Circuit Court of Cook County,Illinois;thence S 83°00'00"
E along said Southerly line a distance of 998.45 feet to the Northeast corner of Lot 17
in County Clerk's division of Section 20, according to the plat thereof recorded May
31, 1895 as Document 2227309;thence S 32°26'56"E along the Southwesterly line of
Sherwood Oaks Unit 3, a subdivision of part of the East 1/2 of Section 20,Township
41 North,Range 9 East as aforesaid recorded March 5, 1963 as document 18735064
and along the Southwesterly line of Sherwood Oaks Unit 1, a subdivision of part of
Section 20 and 21, Township 41 North, Range 9 East, as aforesaid recorded
November 16, 1956 as Document 16757387 for a distance of 1639.47 feet; thence S
58°25'10" W 1260.20 feet; thence S 59°31'38" W for a distance of 154.25 feet to a
point on a curve;thence around a curve to the left having a radius of 267.00 feet for an
arc distance of 170.02 feet,a chord bearing ofN 10°55'26"E for a distance of 167.151
feet to a point of tangency;thence N 17°19'03"W for a distance of 48.03 feet;thence
N 58°25'10" W for a distance of 149.81 feet; thence N 31°34'50" W for a distance of
30.00 feet to the POINT OF BEGINNING OF SAID EXCEPTION; thence S
58°25'10" W for a distance of 76.19 feet to a point on a curve;thence around a curve
to the right, having a radius of 20.00 feet for an arc distance of 16.97 feet, a chord
bearing of S 82°43'42" W for a distance of 16.47 feet; thence N 31°37'01" E for a
distance of 90.97 feet; thence N 31°34'49" W for a distance of 21.17 feet; thence N
58°22'59" W for a distance of 146.47 feet; thence S 58°53'24" W for a distance of
27.58 feet; thence S 31°37'01" W for a distance of 73.76 feet to a point on a curve;
thence around a curve to the right having a radius of 170 feet for an arc distance of
113.07 feet,a chord bearing of N 23°21'56"W for a distance of 111.00 feet to a point;
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�► thence S 71°34'43"E for a distance of 87.00 feet;thence N 58°53'24"E for a distance
of 26.43 feet; thence N 18°25'17"E for a distance of 159.83 feet;thence N 22°30'00"
E for a distance of 217.07 feet; thence N 67°30'01" W for a distance of 109.37 feet;
thence N 22°30'00"E for a distance of 22.82 feet;thence S 64°00'24"E for a distance
of 109.57 feet;thence N 25°34'59"E for a distance of 47.54 feet;thence N 29°51'41"
E for a distance of 52.00 feet; thence N 42°33'53" E for a distance of 31.83 feet;
thence N 58°25'11"E for a distance of 165.24 feet;thence S 31°34'51"E for a distance
of 23.73 feet;thence S 58°25'10"W for a distance of 101.00 feet;thence S 31°34'50"
E for a distance of 141.28 feet to a point on a curve; thence around a curve to the left
having a radius of 230.00 feet for an arc distance of 10.03 feet, a chord bearing of S
54°03'17" W for a distance of 10.03 feet to a point; thence N 31°34'50" W for a
distance of 38.91 feet; thence N 54°46'36" W for a distance of 84.86 feet; thence S
35°13'22" W for a distance of 140.85 feet; thence S 09°46'38" E for a distance of
21.21 feet;thence S 54°46'38"E for a distance of 79.87 feet;thence S 70°56'56"E for
a distance of 25.10 feet to a point on a curve;thence around a curve to the left having
a radius of 230.00 feet for an arc distance of 203.25 feet, a chord bearing of S
06°15'52"E for a distance of 196.70 feet to a point of tangency;thence S 31°34'50"E
for a distance of 4.51 feet;thence S 58°25'11"W for a distance of 203.05 feet;thence
S 31°34'49" E for a distance of 109.36 feet to the Point of Beginning of said
exception, all in Cook County, Illinois, and containing 9.262 acres more or less."
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:
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.
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?lib* 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).
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.
elu• 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
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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
e"*. 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 District, subject to the provisions of Section
19.10. 400, Component Land Uses.
14. "Master Signage Plan" [SR] (UNCL).
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
40 feet.
In this PMFR zoning district, the use and development of land and structures shall
�.. also be subject to the following conditions:
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f4"" 1. Substantial conformance to the Statement of Purpose and Conformance,
submitted by U.S. Shelter L.L.C., dated October 7, 2003.
2. Substantial conformance to the Oak Ridge Mixed Use Residential
Development Plan, including the Cover Sheet, Site Data, Location Map,
Preliminary Plat, Overall Landscaping Plan, Streetscape Landscaping,
Signage, and Section, and Representative Foundation Plans, prepared by
integrated Planning Services, dated December 16, 2002, and last revised
October 28, 2003.
3. Substantial conformance to the Preliminary Engineering Plans, prepared by
Spies and Associates, dated March 11, 2003, and last revised August 26,
2003.
4. Substantial conformance to the Townhome Building Elevations, units E, F
and G, prepared by Bloom and Fiorino Architects, dated January 14, 2002,
including the provision of decks with railings and shutters on windows of all
E and F units.
5. Substantial conformance to the Declaration of Restrictions and Covenants,
submitted by U.S. Shelter.The document shall indicate that the homeowners
association is responsible for maintenance of all private driveways,common
areas, and the 2.14 acre park.
6. Conformance to all other 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.
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.
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
tek without necessitating that all other property owners in this PMFR zoning district
authorize such an application.
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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 maybe 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.
Section 3. That this ordinance shall be full force and effect immediately after its passage in
the manner provided by law.
)46104i4L
Ed Schock, Mayor
Presented: January 28, 2004
Passed: January 28, 2004
Omnibus Vote: Yeas: 5 Nays: 0
Recorded: January 29, 2004
Published:
Attest:
Dolonna Mecum, City Clerk
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