G33-05 (elk Ordinance No. G33-05
AN ORDINANCE
CLASSIFYING NEWLY ANNEXED TERRITORY IN THE
PSFR2 PLANNED SINGLE FAMILY RESIDENCE DISTRICT
(Tuscan Woods—2105 Highland 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 NORTH HALF OF SECTION 16, TOWNSHIP 41
NORTH, RANGE 11 EAST OF THE THIRD PRINCIPAL MERIDIAN
DESCRIBED AS FOLLOWS:
COMMENCING AT THE POINT OF INTERSECTION OF THE
CENTERLINE OF HIGHLAND AVENUE WITH THE EAST LINE OF SAID
SECTION; THENCE SOUTH ALONG THE EAST LINE OF SAID SECTION,
A DISTANCE OF 844.09 FEET; THENCE WEST PARALLEL WITH THE
SOUTH LINE OF THE NORTHEAST QUARTER OF SAID SECTION, A
DISTANCE OF 1684.53 FEET; THENCE NORTH 00°01'59" EAST ALONG A
LINE 1684.53 FEET WEST OF AND PARALLEL WITH THE EAST LINE OF
SAID SECTION 16, A DISTANCE OF 482.07 FEET TO THE POINT OF
BEGINNING; THENCE NORTH 89°58'01" WEST, A DISTANCE OF 10.17
FEET TO A POINT ON A NON-TANGENT CURVE; THENCE NORTHERLY
ALONG A CURVE CONCAVE WESTERLY AND HAVING A RADIUS OF
220.00 FEET, A CHORD BEARING OF NORTH 27°02'30" WEST, AN ARC
LENGTH OF 69.07 FEET TO A POINT OF TANGENCY; THENCE NORTH
•
36°02'08" WEST, A DISTANCE OF 230.37 FEET TO A POINT OF
CURVATURE; THENCE NORTHERLY ALONG A CURVE CONCAVE
EASTERLY HAVING A RADIUS OF 580.00 FEET, AN ARC LENGTH OF
194.03 FEET; THENCE SOUTH 75°32'32" WEST, A DISTANCE OF 57.66
FEET; THENCE SOUTH 14°27'28" EAST, A DISTANCE OF 130.00 FEET;
THENCE SOUTH 75°32'32" WEST, A DISTANCE OF 84.00 FEET; THENCE
SOUTH 76°22'37" WEST, A DISTANCE OF 50.12 FEET; THENCE SOUTH
83°11'21" WEST, A DISTANCE OF 50.19 FEET; THENCE NORTH 88°24'24"
WEST, A DISTANCE OF 55.33 FEET; THENCE NORTH 79°35'30" WEST, A
DISTANCE OF 55.33 FEET; THENCE NORTH 71°02'28" WEST, A
DISTANCE OF 55.02 FEET; THENCE NORTH 64°19'13" WEST, A
DISTANCE OF 51.94 FEET; THENCE NORTH 63°42'12" WEST, A
DISTANCE OF 504.00 FEET; THENCE NORTH 26°17'48" EAST, A
DISTANCE OF 130.00 FEET; THENCE NORTH 63°42'12" WEST, A
DISTANCE OF 100.62 FEET; THENCE SOUTH 26°17'48" WEST, A
DISTANCE OF 130.00 FEET; THENCE NORTH 63°42'12" WEST, A
DISTANCE OF 145.86 FEET; THENCE NORTH 62°07'52" WEST, A
DISTANCE OF 19.73 FEET; THENCE NORTH 62°29'40" WEST, A
DISTANCE OF 69.92 FEET; THENCE NORTH 58°40'32" WEST, A
DISTANCE OF 86.26 FEET; THENCE NORTH 31°42'46" WEST, A
DISTANCE OF 86.26 FEET; THENCE NORTH 71°46'07" EAST, A
DISTANCE OF 130.00 FEET TO A POINT ON A NON-TANGENT CURVE;
THENCE NORTHEASTERLY ALONG A CURVE CONCAVE
SOUTHEASTERLY AND HAVING A RADIUS OF 55.00 FEET AND A
CHORD BEARING OF NORTH 36°21'58" EAST, AN ARC LENGTH OF
104.82 FEET; THENCE NORTH 00°57'49" EAST, A DISTANCE OF 130.00
FEET; THENCE SOUTH 75°33'18" EAST, A DISTANCE OF 86.26 FEET;
THENCE SOUTH 48°35'32" EAST, A DISTANCE 86.26 FEET; THENCE
SOUTH 34°17'57" EAST, A DISTANCE OF 25.85 FEET; THENCE NORTH
23°32'13" EAST, A DISTANCE OF 393.34 FEET TO A POINT ON THE
CENTERLINE OF HIGHLAND AVENUE; THENCE SOUTHEASTERLY
ALONG THE CENTERLINE OF HIGHLAND AVENUE FOR THE
FOLLOWING THREE (3) COURSES; (1) THENCE SOUTH 64°43'10" EAST,
A DISTANCE OF 127.69 FEET; (2) THENCE SOUTH 63°39'10" EAST, A
DISTANCE OF 723.28 FEET TO A POINT OF CURVATURE; (3) THENCE
EASTERLY ALONG A CURVE CONCAVE NORTHERLY AND HAVING A
RADIUS OF 3623.71 FEET, AN ARC LENGTH OF 135.79 FEET; THENCE
SOUTH 24°12'00" WEST, A DISTANCE OF 40.00 FEET TO A POINT ON A
NON-TANGENT CURVE; THENCE SOUTHERLY ALONG A CURVE
CONCAVE EASTERLY AND HAVING A RADIUS OF 520.00 FEET AND A
CHORD BEARING OF SOUTH 04°55'42" EAST, AN ARC LENGTH OF
564.64 FEET TO A POINT OF TANGENCY; THENCE SOUTH 36°02'08"
EAST, A DISTANCE OF 218.44 FEET TO A POINT ON A LINE 1684.53
FEET WEST OF AND PARALLEL WITH THE EAST LINE OF SAID
SECTION 16; THENCE SOUTH 00°01'59" WEST ALONG THE LAST SAID
LINE, A DISTANCE OF 106.22 FEET TO THE POINT OF BEGINNING;
CONTAINING 18.94 ACRES OF LAND, MORE OR LESS.
THAT PART OF THE NORTH HALF OF SECTION 16, TOWNSHIP 41
NORTH, RANGE 11 EAST OF THE THIRD PRINCIPAL MERIDIAN
DESCRIBED AS FOLLOWS:
COMMENCING AT THE POINT OF INTERSECTION OF THE
CENTERLINE OF HIGHLAND AVENUE WITH THE EAST LINE OF SAID
SECTION; THENCE SOUTH ALONG THE EAST LINE OF SAID SECTION,
A DISTANCE OF 844.09 FEET; THENCE WEST PARALLEL WITH THE
SOUTH LINE OF THE NORTHEAST QUARTER OF SAID SECTION, A
DISTANCE OF 1684.53 FEET FOR THE POINT OF BEGINNING BEING
ALSO A POINT ON THE NORTH LINE OF COUNTRY KNOLLS UNIT 12
SUBDIVISION RECORDED AS DOCUMENT NUMBER 1074714 IN KANE
COUNTY, ILLINOIS; THENCE SOUTH 89°01'12" WEST ALONG THE
NORTH LINE OF SAID COUNTRY KNOLLS UNIT 12 AND THE NORTH
LINE OF COUNTRY KNOLLS UNIT 13 SUBDIVISION RECORDED AS
DOCUMENT NUMBER 10889805 IN KANE COUNTY, ILLINOIS, A
DISTANCE OF 960.45 FEET TO A POINT ON THE EAST LINE OF
COUNTRY KNOLLS UNIT 14 SUBDIVISION RECORDED AS DOCUMENT
NUMBER 1101736 IN KANE COUNTY, ILLINOIS; THENCE NORTH
00°01'30" EAST ALONG THE EAST LINE OF SAID COUNTRY KNOLLS
UNIT 14, A DISTANCE OF 312.13 FEET; THENCE NORTH 71°32'46" EAST,
rik A DISTANCE OF 148.43 FEET; THENCE NORTH 89°01'12" EAST, A
DISTANCE OF 73.45 FEET; THENCE NORTH 11°20'04" EAST, A
DISTANCE OF 56.38 FEET; THENCE NORTH 19°57'26" EAST, A
DISTANCE OF 56.38 FEET; THENCE NORTH 28°26'08" EAST, A
DISTANCE OF 54.50 FEET; THENCE NORTH 36°46'10" EAST, A
DISTANCE OF 54.50 FEET; THENCE SOUTH 49°03'48" EAST, A
DISTANCE OF 130.00 FEET TO A POINT ON A NON-TANGENT CURVE;
THENCE EASTERLY ALONG A CURVE CONCAVE SOUTHERLY AND
HAVING A RADIUS OF 245.00 FEET AND A CHORD BEARING OF
NORTH 75°19'15" EAST, AN ARC LENGTH OF 294.06 FEET TO A POINT
OF TANGENCY; THENCE SOUTH 70°17'42" EAST, A DISTANCE OF 91.37
FEET TO A POINT OF CURVATURE; THENCE EASTERLY ALONG A
CURVE CONCAVE NORTHERLY HAVING A RADIUS OF 270.00 FEET,
AN ARC LENGTH OF 92.70 FEET TO A POINT OF TANGENCY; THENCE
SOUTH 89°58'01" EAST, A DISTANCE OF 114.53 FEET TO A POINT ON A
LINE 1684.53 FEET WEST OF AND PARALLEL WITH THE EAST LINE OF
SAID SECTION 18; THENCE SOUTH 00°01'59" WEST ALONG THE LAST
SAID LINE, A DISTANCE OF 482.07 FEET TO THE POINT OF
BEGINNING; CONTAINING 10.39 ACRES OF LAND, 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. 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 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.
D. 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.
E. 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.
F. 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).
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
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.
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.
G. 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 10,000 square feet per dwelling unit. The minimum
required lot area for a zoning lot shall be 12,000 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 seventy-five (75) linear feet. The minimum required "lot width" [SR]
for a zoning lot shall be ninety(90) linear feet for"corner lots" [SR].
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. Local Street Setback. Where a zoning lot has frontage on a local
street, the minimum required setback for a building from a street
lot line shall be thirty(30) linear feet.
b. Side Setback. The minimum required building setback from a
"side lot line" [SR] shall be ten (10) linear feet. The combined
width of the side setbacks from the side lot lines shall not be less
than twenty(20) linear feet.
c. Interior Setback. The minimum required building setback from
an"interior lot line" [SR] shall be ten(10) linear feet.
d. Rear Setback. The minimum required building setback from a
"rear lot line" [SR] shall be forty(40) linear feet
e. Transition Setback. The minimum required building setback
from a"transition lot line" shall be ten (10) 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.
Front porches and porticos not open to the sky may encroach no more than
six (6) linear feet into the minimum required building setback from a
"street lot line" [SR]. Porticos shall be defined as a covered entryway
which protrudes from the main façade of the dwelling, but which is not as
wide as the façade itself.
8. Residential Floor Area. In this SFR2 Zoning District, the maximum
"residential floor area" [SR] for a single-family zoning lot shall be
calculated as follows:
For the construction of a new single-family detached dwelling, residential
floor area(RFA) in square feet shall equal "zoning lot area" [SR] in square
feet (ZLA) minus ten thousand (10,000) square feet; the difference times
0.20; the product plus three thousand five hundred (3,500) square feet.
Maximum residential floor area can be expressed in the following "site
capacity formula" [SR]: RFA= [(ZLA- 10,000) x 0.20] + 3,500.
For the construction of an addition to an existing single-family detached
dwelling, residential floor area (RFA) in square feet shall equal "zoning
lot area" [SR] in square feet (ZLA) minus ten thousand (10,000) square
feet; the difference times 0.10; the product plus three thousand (3,000)
square feet. Maximum residential floor area can be expressed in the
following "site capacity formula" [SR]: RFA = [(ZLA - 10,000) x 0.10] +
3,000.
9. Building Coverage. Building Coverage: In this SFR2 Zoning District, the
maximum "building coverage" [SR] for a single-family zoning lot shall be
as follows: For the construction of a new single-family detached dwelling,
building coverage (BC) in square feet shall equal "zoning lot area" [SR] in
square feet (ZLA) minus ten thousand (10,000) square feet; the difference
times 0.1632; the product plus three thousand five hundred forty nine
(3,549) square feet. Maximum building coverage can be expressed in the
following "site capacity formula" [SR]: BC = [(ZLA - 10,000) x 0.1632] +
3,549.
For the construction of an addition to an existing single-family detached
dwelling, building coverage (BC) in square feet shall equal "zoning lot
area" [SR] in square feet (ZLA) minus ten thousand (10,000) square feet;
the difference times 0.0882; the product plus three thousand one hundred
seventy four(3,174) square feet. Maximum building coverage can be
expressed in the following "site capacity formula" [SR]: BC = [(ZLA-
10,000) x 0.0882] + 3,174.
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 one thousand four
hundred (1,400) square feet.
12. Landscaping. In this PSFR2 zoning district, each zoning lot and common
areas shall be developed in substantial conformance to the landscape plans
as submitted with the Preliminary Landscape Plan, Foundation Landscape
eiRk Plans, and Tree Preservation Plan, prepared by Williams Design Group,
dated July 1, 2004, and last revised December 2, 2004.
13. Supplementary Regulations. 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 Preliminary Plat, prepared by Land Vision,
dated December 1, 2004, subject to revisions as required by the
Community Development Group and the Engineering Division.
2. Substantial conformance to the Preliminary Engineering Plan, prepared by
Cowhey Gudmundson Leder, Ltd., dated May 1, 2003, and last revised
December 16, 2004, subject to revisions as required by the Community
Development Group and the Engineering Division.
3. Substantial conformance to the Preliminary Landscape Plan, Foundation
Landscape Plans, and Tree Preservation Plan, prepared by Williams
Design Group, dated May 22, 2003 and last revised December 2, 2004,
subject to revisions as required by the Community Development Group,
Engineering Division, and the Parks and Recreation Department. A dense
landscaping buffer shall be provided south of the proposed bridge, east of
Airlite Street extended. Additionally, the rating of all substantial Bur Oaks
and Shagbark Hickory trees which are proposed to be removed as part of
this development shall be confirmed with the City Forester or other staff,
and all reasonable attempts shall be made to preserve those trees.
4. Substantial conformance to the Building Elevations, prepared by Ryland
Homes, as attached to the Annexation Agreement dated January 12, 2005
as Exhibit K. Street facing elevations shall consist primarily of natural
building materials (as defined in the Annexation Agreement), and should
otherwise conform to the Far West Area Design Guidelines with respect to
building materials.
5. The developer may deed the open space parcel containing approximately
23.77 acres, excluding wetland, to the City, in accordance with the letter
from Matt Pagoria to Todd Wyatt, dated November 22, 2004, subject to
the review and approval of the Community Development Group,
Engineering Division, and the Parks and Recreation Department.
6. Right and left turn lanes shall be provided at the intersection of Highland
Avenue and Airlite Street.
7. The bike path shall extend from the southwestern portion of the subject
property to Airlite Street. Sidewalks shall be constructed on both sides of
Airlite Street.
8. The developer shall provide a bike path easement along the full frontage
of Highland Avenue. The developer shall provide sidewalks along both
sides of Airlite Street, and shall provide a sidewalk easement along the
south side of Highland Avenue.
9. The Roadway Impact Fee will be waived, in exchange for Ryland
installing 4 street lights along Highland Avenue, per City standard
specifications, subject to review and approval of the Community
Development Group and the Engineering Division.
1�► 10. The provisions of paragraphs 5 and 53 of the Annexation Agreement are
incorporated herein.
11. Additions to any residential structures on the subject property shall only
be permitted to the rear elevations of such structures and no additions shall
be permitted to the front and/or side elevations on any such residential
structures.
12. There shall be compliance with all applicable codes and ordinances not
otherwise modified as set forth in the Annexation Agreement.
H. 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.
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.
J. 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, and shall
also be subject to paragraph G., Site Design, of this ordinance.
K. 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.
L. 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.
M. 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.
N. Variations. In this PSFR2 District, 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.
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.
Section 3. That this ordinance shall be full force and effect immediately after its passage
in the manner provided by law.
Ed Schoc , ayor
Presented: February 23, 2005
Passed: February 23, 2005
Vote: Yeas: 6 Nays: 0
Recorded: February 24, 2005
Published:
Attest:
4 /1A-e.....cui.---
Dolonna Mecum, City Clerk