G8-04 !'' Ordinance No. G8-04
AN ORDINANCE
RECLASSIFYING TERRITORY IN THE RC1 RESIDENCE CONSERVATION DISTRICT
AND MFR MULTIPLE FAMILY RESIDENCE DISTRICT TO PSFR2 PLANNED SINGLE
FAMILY RESIDENCE DISTRICT
(Oak Ridge Subdivision— 1700 Villa Street/ 901 Galt Boulevard)
WHEREAS, written application has been made to reclassify certain property located at 1700
Villa Street and 901 Galt Boulevard from RC1 Residence Conservation District and MFR Multiple
Family Residence District to PSFR2 Planned Single Family Residence District; and
WHEREAS, the Planning and Development Commission has conducted a public hearing
concerning said application and has submitted its written findings and recommendation that the subject
property be reclassified; 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 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
eak 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 643.98 feet to the Point of Beginning;thence S 32°26'56"
E for a distance of 995.49 feet; thence S 58°25'10" W for a distance of 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 of N 10°55'26" E for a distance of 167.15 feet to a point of
tangency; thence N 07°19'03" W for a distance of 48.03 feet to a point; thence N
58°25'10" E for a distance of 382.86 feet to a point; thence N 31°34'50" W for a
distance of 143.87 feet to a point of curve;thence around a curve to the right having a
radius of 200.00 feet for an arc distance of 314.16 feet,a chord bearing of N 13°25'10"
E for a distance of 282.84 feet to a point of tangency; thence N 58°25'10" E for a
distance of 118.50 feet; thence N 31°34'50"W for a distance of 333.60 feet; thence S
58°25'10" W for a distance of 165.00 feet; thence N 31°34'51" W for a distance of
114.50 feet;thence N 61°1 P 12"W for a distance of 36.43 feet;thence N 67°29'41"W
for a distance of 89.60 feet;thence N 22°30'00"Efor a distance of 714.82 feet;thence
S 67°30'00" E for a distance of 154.78 feet; thence S 02°18'31" E for a distance of
115.94 feet; thence S 30°20'41" W for a distance of 35.38 feet to a point on a curve;
thence around a curve to the right having a radius of 55.00 feet, for an arc distance of
104.97 feet,a chord bearing of S 19°41'26"W for a distance of 89.75 feet to a point of
reverse curve;thence around a curve to the left having a radius of 50.00 feet for an arc
distance of 38.76feet,a chord bearing of S 52°09'39"W for a distance of 37.80 feet to
a point of tangency; thence S 29°57'12" W for a distance of 118.78 feet to a point of
curve; thence around a curve to the left having a radius of 205.35 feet for an arc
distance of 82.32 feet,a chord bearing of S 19°00'05"W for a distance of 81.77 feet to
a point of tangency; thence S 85°35'01" E for a distance of 157.59 feet; thence N
37°43'42"E for a distance of 148.18 feet;thence N 58°38'48"E for a distance of 86.11
feet; thence N 87°35'54" E for a distance of 79.31 feet; thence N 57°36'22" E for a
distance of 72.78 feet to the Point of Beginning, all in Cook County, Illinois, and
containing 22.106 acres more or less."
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
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�► 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 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 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).
/s►. 11. "Satellite dish antennas" [SR] (UNCL).
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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.
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.
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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 7,594 square feet per dwelling unit. The minimum
required lot area for a zoning lot shall be 8,913 square feet for all "corner
lots" [SR].
3. Lot Width. The minimum required"lot width" [SR] for a zoning lot shall be
61 linear feet. The minimum required lot width for a zoning lot shall be 70
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.
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 12 feet.
d. Rear Setback. The minimum required building setback from a"rear
lot line"[SR] shall be 30 linear feet.The minimum required building
setback from a"rear lot line" [SR] shall be 50 linear feet if the lot is
adjacent to the Sherwood Oaks residential subdivision.
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.
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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 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, subject to the review and approval of the Community Development
Group,including satisfactory resolution of all Engineering Division concerns,
and the provision of a minimum 50 foot rear yard for all single family
residences adjacent to the Sherwood Oaks Subdivision.
4. Substantial conformance to the Single Family Building Elevations and Floor
Plans (Plan 1, Elevations A, B, and C), prepared by Bloom and Fiorino
Architects, dated June 27, 2003.
5. Substantial conformance to the Single Family Building Elevations and Floor
Plans (Plan 2, Elevations A, B, and C), prepared by Bloom and Fiorino
Architects, dated September 8, 2003.
6. Substantial conformance to the Single Family Building Elevations and Floor
Plans (The Prairiestone, Elevations A, and B), prepared by Bloom and
Fiorino Architects, dated August 30, 2001.
7. Substantial conformance to the Single Family Building Elevations and Floor
Plans (Plan 4, Elevations A, B, and C), prepared by Bloom and Fiorino
Architects, dated June 27, 2003.
8. 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 and
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#"' common areas, and the 2.14 acre park, subject to the review and approval of
the Community Development Group.
9. Conformance to all other applicable codes and ordinances.
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 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.
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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.
E Schock, ayor
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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