G72-04 Ordinance No.G72-04
AN ORDINANCE
CLASSIFYING NEWLY ANNEXED TERRITORY IN THE
PCF PLANNED COMMUNITY FACILITY DISTRICT
(Shadow Hill Subdivision—3625 and 3650 Water 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
Elgin Municipal Code, 1976, as amended, be and are hereby altered by including in the PCF
Planned Community Facility District, the following described property:
"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:
That part of sections 19 and 30, township 41 north, range 8 east of the third
principal meridian and part of section 24, township 41 north, range 7 east of the
third principal meridian, described as follows: beginning at the southwest corner
of the southeast quarter of said section 24; thence north 01 degrees 00 minutes 28
seconds west (bearings assumed for description purposes), 313.50 feet; thence
north 40 degrees 31 minutes 24 seconds east, 392.47 feet; thence south 00 degrees
42 minutes 22 seconds east, 163.35 feet; thence south 13 degrees 44 minutes 22
seconds east, 85.45 feet; thence south 26 degrees 46 minutes 22 seconds east,
74.03 feet; thence south 39 degrees 48 minutes 22 seconds east, 77.91 feet; thence
south 52 degrees 50 minutes 22 seconds east, 77.91 feet; thence south 65 degrees
52 minutes 22 seconds east, 77.91 feet; thence south 78 degrees 54 minutes 22
seconds east, 77.91 feet; thence north 88 degrees 03 minutes 38 seconds east,
77.91 feet; thence north 75 degrees 01 minutes 38 seconds east, 77.91 feet; thence
north 61 degrees 59 minutes 38 seconds east, 52.64 feet; thence north 57 degrees
23 minutes 51 seconds east, 64.27 feet; thence north 40 degrees 31 minutes 24
seconds east, 289.05 feet; thence south 49 degrees 28 minutes 36 seconds east,
492.54 feet; thence south 63 degrees 02 minutes 44 seconds east, 84.71 feet;
thence south 75 degrees 52 minutes 55 seconds east, 91.35 feet; thence north 89
degrees 03 minutes 54 seconds east, 189.96 feet; thence north 54 degrees 29
minutes 12 seconds east, 66.01 feet; thence north 40 degrees 31 minutes 24
seconds east, 210.86 feet; thence north 31 degrees 09 minutes 27 seconds east,
60.74 feet; thence north 18 degrees 01 minutes 51 seconds east, 76.73 feet; thence
north 02 degrees 44 minutes 57 seconds east, 82.64 feet; thence north 12 degrees
31 minutes 57 seconds west, 94.29 feet; thence north 12 degrees 23 minutes 14
seconds east, 90.72 feet; thence north 40 degrees 31 minutes 24 seconds east,
320.00 feet; thence north 49 degrees 28 minutes 36 seconds west, 158.00 feet;
thence north 40 degrees 31 minutes 24 seconds east, 748.47 feet; thence south 49
degrees 28 minutes 36 seconds east, 108.32 feet; thence south 74 degrees 11
minutes 31 seconds east, 84.68 feet; thence north 15 degrees 48 minutes 29
seconds east, 140.49 feet; thence south 89 degrees 59 minutes 50 seconds east,
267.96 feet; thence south 03 degrees 16 minutes 06 seconds west, 1570.38 feet;
thence south 89 degrees 38 minutes 16 seconds west, 263.07 feet; thence south 89
degrees 03 minutes 54 seconds west, 2675.47 feet; to the point of beginning, in
Kane county, Illinois,
And also that part of section 24, township 41 north, range 7 east of the third
principal meridian, described as follows: commencing at the southwest corner of
the southeast quarter of said section 24; thence north 01 degrees 00 minutes 28
seconds west (bearings assumed for description purposes), 313.50 feet; thence
north 40 degrees 31 minutes 24 seconds east, 1555.21 feet; thence southeasterly,
183 feet perpendicular to the last described course to the point of beginning;
thence north 40 degrees 31 minutes 24 seconds east, 346.00 feet; thence south 49
degrees 28 minutes 36 seconds east, 632.00 feet; thence south 40 degrees 31
minutes 24 seconds west, 346.00 feet; thence north 49 degrees 28 minutes 36
seconds west, 632.00 feet, to the point of beginning, in Kane County, Illinois,
and also, that part of sections 19, township 41 north, range 8 east of the third
principal meridian and part of section 24, township 41 north, range 7 east of the
third principal meridian, described as follows: commencing at the southwest
corner of the southeast quarter of said section 24; thence north 01 degrees 00
minutes 28 seconds west (bearings assumed for description purposes), 313.50
feet; thence north 40 degrees 31 minutes 24 seconds east, 2844.84 to the point of
beginning; thence north 72 degrees 38 minutes 04 seconds west, 1040.52 feet;
thence north 42 degrees 25 minutes 51 seconds east, 1399.19 feet; thence
northeasterly, tangent to the last described course, 262.37 feet along a curve
concave to the northwest, having a radius of 8121.32 feet, the chord of said curve
bearing north 41 degrees 30 minutes 19 seconds east; thence north 40 degrees 34
minutes 47 seconds east, 527.96 feet; thence south 49 degrees 31 minutes 14
seconds east, 905.83 feet; thence north 40 degrees 32 minutes 50 seconds east,
124.85 feet; thence southwesterly, 96.13 feet along a curve concave to the
southeast, having a radius of 183.00 feet, the chord of said curve bearing, south 25
degrees 29 minutes 54 seconds west; thence south 10 degrees 26 minutes 58
seconds west, 43.41 feet; thence westerly, 73.28 feet along a curve concave to the
south, having a radius of 583.00 feet, the chord of said curve bearing, north 86
degrees 23 minutes 47 seconds west; thence north 89 degrees 59 minutes 50
seconds west, 436.12 feet; thence westerly, tangent to the last described course,
750.86 feet along a curve concave to the south, having a radius of 1713.00 feet,
the chord of said curve bearing south 77 degrees 26 minutes 44 seconds west;
thence south 64 degrees 53 minutes 18 seconds west, 37.26 feet; thence south 42
degrees 25 minutes 51 seconds west, 523.68 feet; thence south 72 degrees 36
minutes 07 seconds east, 36.42 feet; thence south 42 degrees 25 minutes 51
seconds west, 366.46 feet; thence north 27 degrees 36 minutes 07 seconds west,
35.11 feet; thence south 42 degrees 25 minutes 51 seconds west, 155.00 feet;
thence south 50 degrees 30 minutes 14 seconds east, 72.14 feet; thence south 56
degrees 14 minutes 48 seconds east, 72.14 feet; thence south 62 degrees 45
minutes 03 seconds east, 91.24 feet; thence south 69 degrees 36 minutes 25
seconds east, 80.97 feet; thence south 76 degrees 34 minutes 39 seconds east,
94.11 feet; thence south 84 degrees 04 minutes 26 seconds east, 94.16 feet; thence
north 88 degrees 25 minutes 35 seconds east, 94.20 feet; thence north 80 degrees
55 minutes 22 seconds east, 94.25 feet; thence north 73 degrees 24 minutes 55
seconds east, 94.30 feet; thence north 66 degrees 30 minutes 05 seconds east,
88.66 feet; thence north 64 degrees 53 minutes 18 seconds east, 284.00 feet;
thence north 66 degrees 00 minutes 44 seconds east, 34.52 feet; thence north 68
degrees 22 minutes 55 seconds east, 38.26 feet; thence north 70 degrees 52
minutes 23 seconds east, 38.26 feet; thence north 73 degrees 21 minutes 51
seconds east, 38.26 feet; thence north 75 degrees 51 minutes 19 seconds east,
38.26 feet; thence north 78 degrees 20 minutes 47 seconds east, 38.26 feet; thence
north 80 degrees 50 minutes 15 seconds east, 38.26 feet; thence north 83 degrees
19 minutes 43 seconds east, 38.26 feet; thence north 85 degrees 49 minutes 11
seconds east, 38.26 feet; thence north 88 degrees 32 minutes 02 seconds east,
45.11 feet; thence south 89 degrees 59 minutes 50 seconds east, 729.5 feet; thence
north 00 degrees 00 minutes 10 seconds east, 168.00 feet; thence northeasterly,
128.65 feet along a curve concave to the northwest, having a radius of 150.00
feet, the chord of said curve bearing, north 65 degrees 07 minutes 00 seconds east;
thence north 40 degrees 32 minutes 50 seconds east, 219.12 feet; thence
northeasterly, tangent to the last described course, 67.65 feet along a curve
concave to the northwest, having a radius of 150.00 feet, the chord of said curve
bearing north 27 degrees 37 minutes 35 seconds east to a point of reverse
curvature; thence northeasterly tangent to the last described course, 67.65 feet
along a curve concave to the southeast, having a radius of 150.00 feet, the chord
of said curve bearing north 27 degrees 37 minutes 35 seconds east; thence north
40 degrees 32 minutes 50 seconds east, 310.44 feet; thence south 49 degrees 27
minutes 10 seconds east, 281.45 feet; thence south 35 degrees 32 minutes 39
seconds west, 785.09 feet; thence north 89 degrees 59 minutes 50 seconds west,
907.11 feet; thence south 00 degrees 00 minutes 10 seconds west, 80.00 feet;
thence north 89 degrees 59 minutes 50 seconds west, 99.50 feet; thence south 87
degrees 30 minutes 09 seconds west, 62.82 feet; thence south 81 degrees 08
minutes 04 seconds west, 97.14 feet; thence south 73 degrees 24 minutes 10
seconds west, 97.02 feet; thence south 66 degrees 17 minutes 37 seconds west,
96.68 feet; thence south 64 degrees 53 minutes 18 seconds west, 238.58 feet;
thence south 40 degrees 31 minutes 24 seconds west, 191.00 feet; to the point of
beginning, in Kane County, Illinois,
and also that part of section 19, township 41 north, range 8 east of the third
principal meridian, described as follows: commencing at the southwest corner of
the southeast quarter of the aforementioned section 24; thence north 01 degrees
00 minutes 28 seconds west (bearings assumed for description purposes), 313.50
feet; thence north 40 degrees 31 minutes 24 seconds east, 2844.84 feet; thence
north 72 degrees 38 minutes 04 seconds west, 1040.52 feet; thence north 42
degrees 25 minutes 51 seconds east, 1399.19 feet; thence northeasterly, tangent to
the last described course, 262.37 feet along a curve concave to the northwest,
having a radius of 8121.32 feet, the chord of said curve bearing north 41 degrees
30 minutes 19 seconds east; thence north 40 degrees 34 minutes 47 seconds east,
527.96 feet; thence south 49 degrees 31 minutes 14 seconds east, 905.83 feet;
thence north 40 degrees 32 minutes 50 seconds east, 1919.10 feet; southeasterly,
155.69 feet perpendicular to the last described course to the point of beginning ;
thence south 48 degrees 39 minutes 04 seconds east, 440.62 feet; thence south 06
degrees 35 minutes 28 seconds east, 84.77 feet; thence south 35 degrees 28
minutes 07 seconds west, 268.47 feet; thence north 54 degrees 31 minutes 53
seconds west, 294.36 feet; thence north 49 degrees 27 minutes 10 seconds west,
232.86 feet; thence north 40 degrees 28 minutes 46 seconds east, 357.30 feet to
the point of beginning, in Kane County, Illinois."
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.
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, and the provisions of
the Annexation Agreement.
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:
Permitted Uses. The following enumerated land uses shall be the only land uses
allowed as a permitted use in this PCF Community Facility District:
Municipal Services Division.
r 1. "Municipal facilities" [SR] (UNCL).
2. "Public parks, recreation, open space" [SR] (UNCL).
Public Administration Division.
3. Public administration (J).
4. Justice, public order, and safety(92).
Finance,Insurance, and Real Estate Division.
5. "Development sales office" [SR] (UNCL).
Services Division.
6. Elementary and secondary schools (821).
7. Museums, art galleries and botanical and zoological gardens (841).
8. Public Libraries (823).
Construction Division.
9. "Contractors office and equipment areas" [SR] (UNCL).
Transportation, Communication and Utilities Division.
10. "Commercial antennas and antenna structures mounted on existing
structures" [SR] (UNCL).
11. "Radio and television antennas" [SR] (UNCL).
12. "Satellite dish antennas" [SR] (UNCL).
13. "Treatment, transmission, and distribution facilities: poles, wires, cables,
conduits, laterals, vaults, pipes, mains, and valves" [SR] (UNCL).
Miscellaneous Uses Division.
14. "Fences and walls" [SR] (UNCL).
15. "Loading facilities" [SR] (UNCL), exclusively "accessory" [SR], subject
to the provisions of Chapter 19.47, Off Street Loading.
16. "Parking lots" [SR] (UNCL), exclusively "accessory" [SR] to a use
allowed in this PCF zoning district, subject to the provisions of Chapter
19.45, Off Street Parking.
17. "Parking structures" [SR] (UNCL), exclusively "accessory" [SR] to a use
allowed in this PCF zoning district, subject to the provisions of Chapter
19.45, Off Street Parking.
18. "Refuse collection area" [SR].
19. "Storage Tanks" [SR] (UNCL).
20. "Signs" [SR] (UNCL), subject to the provisions of Chapter 19.50, Signs.
21. "Temporary uses" [SR] (UNCL).
22. "Accessory structures" [SR] (UNCL) to the permitted uses allowed in this
PCF Community Facility District, subject to the provisions of Section
19.12.500, Accessory Structures and Buildings.
23. "Accessory uses" [SR] (UNCL) to the permitted uses allowed in this PCF
Community Facility District, subject to the provisions of Section
19.10.400, Component Land Uses.
Conditional Uses. The following enumerated land uses shall be the only land
uses allowed as a conditional use in this PCF Community Facility District:
Services Division.
1. Arenas, sports fields, and stadiums (UNCL).
2. Child day care services (835).
3. "Institutional child day care services" [SR] (8351).
4. Job training and vocational rehabilitation service.
5. Social services not elsewhere classified (839).
6. Sporting and recreational camps (7032).
Mining Division.
7. "Temporary mining" [SR] (UNCL).
Transportation, Communication and Utilities Division.
8. "Conditional commercial antennas and antenna structures mounted on
existing structures" [SR] (UNCL).
9. "Conditional Commercial Antenna Tower" [SR] (UNCL).
10. Electric power generation(UNCL).
11. Local and suburban passenger transportation operators (411).
12. Local and suburban transit and interurban highway passenger
transportation facilities for passenger boarding (417).
13. "Other radio and television antennas" [SR] (UNCL).
14. "Other satellite dish antennas" [SR] (UNCL).
15. Pipelines, except natural gas (461).
16. Refuse systems (4953).
17. "Treatment, transmission, and distribution facilities: equipment,
equipment buildings, towers, exchanges, substations, regulators" [SR]
(UNCL).
fir•► Miscellaneous Uses Division.
18. "Master signage plan" [SR], subject to the provisions of Chapter 19.50,
Signs.
19. "Parking lots" [SR] (UNCL), subject to the provisions of Chapter 19.45,
Off-Street Parking.
20. "Parking structures" [SR] (UNCL).
21. "Planned developments" [SR] on a "zoning lot" [SR] containing less than
two acres of land, subject to the provisions of Chapter 19.60, Planned
Developments.
22. "Accessory structures" [SR] (UNCL) to the conditional uses allowed in
this PCF Community Facility District, subject to the provisions of Section
19.12.500, Accessory Structures and Buildings.
23. "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.
Park Sites. In this PCF district, the use and development of land and structures
located on the park sites shall be subject to the following conditions:
1. Zoning Lots - Generally. In the CF zoning district, "zoning lots" [SR]
shall be subject to the provisions of Section 19.12.300, Zoning Lots
Clarifications and Exceptions.
2. Lot Area. In the CF zoning district, the minimum required "zoning lot
area" [SR] shall be 20,000 square feet.
3. Lot Width. In the CF zoning district, the minimum required "lot width"
[SR] for a zoning lot shall be 125 linear feet.
4. Setbacks - Generally. In the CF zoning district, "setbacks" [SR] shall be
subject to the provisions of Section 19.12.400, Setbacks Clarifications
and Exceptions.
5. Setbacks by Lot Line. In this PCF zoning district, all existing setbacks
located on the park site shall be considered lawful conforming setbacks.
Any new structure shall be developed in conformance with the following
requirements:
a. Building Setbacks.
1. Street Setback. The minimum required building setback
from a "street lot line" [SR] shall be calculated as follows:
Street setback (StS) in linear feet shall equal the area of a
zoning lot (ZLA) in square feet minus 20,000 square feet;
the difference times .000019428; the product plus 25 linear
feet. Minimum street setback can be expressed by the
following formula: StS = [(ZLA 20,000) x .000019428] +
25.
2. Interior Setback. The minimum required building setback
from an "interior lot line" [SR] shall be calculated as
follows:
Interior setback (IS) in linear feet shall equal the area of a
zoning lot (ZLA) in square feet minus 20,000 square feet;
the difference times .000015542; the product plus five
linear feet. Minimum interior setback can be expressed by
the following formula: IS = [(ZLA 20,000) x .000015542]
+ 5.
3. Transition Setback. The minimum required building
setback from a "transition lot line" [SR] shall be calculated
as follows:
Transition setback (TS) in linear feet shall equal the area of
a zoning lot (ZLA) in square feet minus 20,000 square feet;
the difference times .000038856; the product plus 50 linear
feet. Minimum transition setback can be expressed by the
following formula: TS = [(ZLA 20,000) x .000038856] +
50.
b. Vehicle Use Area Setbacks.
1. Street Setback. For zoning lots with a "vehicle use area"
[SR], the minimum required vehicle use area setback from
a street lot line shall be calculated as follows:
Vehicle use area street setback (VUAStS) in linear feet
shall equal the area of a zoning lot (ZLA) in square feet
minus 20,000 square feet; the difference times
.000013211; the product plus eight linear feet. Minimum
vehicle use area setback can be expressed by the following
formula: VUAStS = [(ZLA 20,000) x .000013211] + 8.
2. Interior Setback. For zoning lots with a vehicle use area,
the minimum required vehicle use area setback from an
interior lot line shall be six linear feet.
6. Accessory Structures and Buildings. In this PCF zoning district,
"accessory structures and buildings" [SR] shall be subject to the provisions
of Section 19.12.500, Accessory Structures and Buildings.
7. Yards - Generally. In this PCF zoning district, a "street yard" [SR], a
"side yard" [SR], or a "rear yard" [SR] or a "transition landscape 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.
8. Landscape Yards. In this PCF zoning district, landscape yards shall be
as follows:
a. Transition Landscape Yards. A "transition landscape yard" [SR]
shall be provided adjoining the entire length of a transition lot line.
Transition landscape yards shall be subject to the provisions of
Section 19.12.700, Landscaping. The depth of the transition
landscape yard shall be one half of the required transition setback
calculated in Section 19.30.135, E., c. Transition Setback.
b. Vehicle Use Area Landscape Yards. The yards established by
vehicle use area setbacks from a street lot line and from an interior
lot line shall be used as "vehicle use area landscape yards" [SR]
with the exception of access driveways as provided in Section
19.45.100, Access Driveways to a Public Right of Way and
Section 19.45.110, Size of Driveways. Vehicle use area landscape
yards shall be subject to the provisions of Section 19.12.700,
Landscaping.
c. Interior Landscape Yards. "Interior landscape yards" [SR] shall
be installed on a zoning lot featuring a "vehicle use area" [SR],
which exceeds 5,000 square feet in area, subject to the provisions
of Section 19.12.700, Landscaping.
9. Floor Area. In the CF zoning district, the maximum "floor area" [SR] for
a zoning lot shall be calculated as follows:
Floor area (FA) in square feet shall equal the area of a zoning lot (ZLA) in
square feet minus 20,000 square feet; the difference times .4985; the
product plus 12,000 square feet. Maximum floor area can be expressed by
the following formula: FA = [(ZLA 20,000) x .4985] + 12,000.
10. Building Coverage. In the CF zoning district, the maximum "building
coverage" (SR) for a zoning lot shall be calculated as follows:
Building coverage (BC) in square feet shall equal the area of a zoning lot
(ZLA) in square feet minus 20,000 square feet; the difference times .4016;
the product plus 6,000 square feet. Maximum building coverage can be
expressed by the following formula: BC = [(ZLA 20,000) x .4016] +
6,000.
Open Space Parcels. 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 district, the use and
development of land and structures located on all other open space parcels shall
be subject to the following conditions:
1. Substantial conformance to the Development Binder, prepared by Ryland
Homes, dated May 14, 2004.
2. Substantial conformance to the Preliminary Plat, prepared by Cemcon, Ltd.,
last revised June 21, 2004.
3. Substantial conformance to the Preliminary Engineering Plan, prepared by
Cemcon, Ltd., last revised June 21, 2004.
4. Substantial conformance to the Illustrative Master Plan, Preliminary
Landscape Plan, Signage Plan, and Typical Townhome Landscape Plan,
prepared by Signature Design Group, dated February 25, 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. The
maximum surface area of a"Development Sign" [SR] shall be 84 square feet.
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 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.
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.
rM. Conditional Uses. In this PCF zoning district, the use and development of the
land and structures 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, the use and development of the land and
structures shall be subject to the provisions of Chapter 19.70, Variations of the
Elgin Municipal Code, 1976, as amended.. A variation may be requested by an
individual 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.
O. 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.
r
p. 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.
Section 3. That this ordinance shall be full force and effect immediately after its passage
in the manner provided by law.
Ed Schock, Mayor
Presented: August 11, 2004
Passed: August 11, 2004
Vote: Yeas: 5 Nays: 1
Recorded: August 12, 2004
Published:
Attest: nn,,
Dolonna Mecum, City Clerk