G39-05__ Amok Ordinance No. G39-05
AN ORDINANCE
CLASSIFYING NEWLY ANNEXED TERRITORY IN THE
PSFR1 PLANNED SINGLE FAMILY RESIDENCE DISTRICT
(Edgewater Subdivision - 2700 Bowes 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 PSFR1
Planned Single 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 PSFR1 Planned Single
Family Residence District, the following described property:
THAT PART OF THE WEST HALF OF THE NORTHWEST
QUARTER OF SECTION 29, TOWNSHIP 41 NORTH, RANGE 8 EAST OF
THE THIRD PRINCIPAL MERIDIAN, DESCRIBED AS FOLLOWS:
COMMENCING AT THE NORTHWEST CORNER OF THE
NORTHWEST QUARTER OF SECTION 29; THENCE SOUTH 01 DEGREES
04 MINUTES 36 SECONDS EAST, 356.06 FEET ALONG THE WEST LINE
OF THE NORTHWEST QUARTER OF SAID SECTION 29 TO THE POINT
OF BEGINNING;
THENCE CONTINUING SOUTH 01 DEGREES 04 MINUTES 36
SECONDS EAST ALONG SAID LINE, 1,745.31 FEET; THENCE NORTH 88
DEGREES 55 MINUTES 24 SECONDS EAST, 126.82 FEET TO A POINT OF
CURVATURE; THENCE EASTERLY, 77.65 FEET, ALONG THE ARC OF A
CURVE TANGENT TO THE LAST DESCRIBED COURSE, CONCAVE
SOUTHERLY, HAVING A RADIUS OF 230.00 FEET, A CHORD BEARING
SOUTH 81 DEGREES 24 MINUTES 20 SECONDS EAST, AND A CHORD
DISTANCE OF 77.28 FEET; THENCE NORTH 01 DEGREES 04 MINUTES 36
SECONDS WEST, 1,097.98 FEET ALONG A LINE 203.00 FEET EAST OF
AND PARALLEL WITH THE WEST LINE OF THE NORTHWEST
QUARTER OF SECTION 29; THENCE NORTH 09 DEGREES 22 MINUTES
59 SECONDS EAST, 165.25 FEET; THENCE NORTH 01 DEGREES 04
MINUTES 36 SECONDS WEST, 252.50 FEET; THENCE SOUTH 88
DEGREES 55 MINUTES 24 SECONDS WEST, 200.00 FEET; THENCE
NORTH 01 DEGREES 04 MINUTES 36 SECONDS WEST, 218.11 FEET
ALONG A LINE 33.00 FEET EAST OF AND PARALLEL WITH THE WEST
LINE OF THE NORTHWEST QUARTER OF SECTION 29; THENCE NORTH
51 DEGREES 34 MINUTES 40 SECONDS WEST, 42.77 FEET TO THE
POINT OF BEGINNING, IN KANE COUNTY, ILLINOIS."
Section 2. That the City Council of the City of Elgin hereby grants the PSFR1 Planned
Single 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 PSFR1 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
PSFR1 District is most similar to, but departs from the standard requirements of
the SFR1 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 PSFR1 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 PSFR1 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 PSFR1 zoning district should be located in
substantial conformance to the official comprehensive plan. The amount of land
necessary to constitute a separate PSFR1 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.
rm. F. Land Use. In this PSFR1 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 PSFR1 District:
Residence Division.
7. "Single family detached dwellings" [SR] (UNCL).
8. "Residential garage sales" [SR] (UNCL).
9. "Residential occupations" [SR] (UNCL).
10. "Residential outdoor storage of firewood" [SR] (UNCL).
11. "Residential parking areas" [SR] (UNCL).
Finance, Insurance, and Real Estate Division.
12. "Development sales office" [SR] (UNCL).
Services Division.
13. "Family residential care facility"[SR] (8361).
14. "Home child day care services"[SR] (8351).
Construction Division.
15. "Contractors office and equipment areas" [SR] (UNCL).
Transportation, Communication, and Utilities Division.
16. "Radio and television antennas" [SR] (UNCL).
17. "Satellite dish antennas" [SR] (UNCL).
18. "Treatment, transmission, and distribution facilities: poles, wires, cables,
conduits, laterals, vaults, pipes, mains, and valves" [SR] (UNCL).
Miscellaneous Uses Division.
19. "Fences and walls" [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
PSFR1 Planned Single Family Residence 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
PSFR1 Planned Single Family Residence District, subject to the
provisions of Section 19.20.400, Component Land Uses.
In this PSFR1 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 PSFR1 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.
12. "Accessory structures" [SR] (UNCL) to the conditional uses allowed in
this PSFR1 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
PSFR1 Single Family Residence District, subject to the provisions of
Section 19.10. 400, Component Land Uses.
G. Site Design. In this PSFR1 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 PSFR1 zoning district, the use and development
of land and structures shall also be subject to the following regulations:
1. Zoning Lots - Generally. In this PSFR1 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 PSFR1 zoning district, the minimum required "zoning
lot area" [SR] shall be in substantial conformance to the Edgewater Del
Webb Plan, prepared by Hitchcock Design Group, and dated October 1,
2004.
3. Lot Width. In this PSFR1 zoning district, the minimum required "lot
width" [SR] for a zoning lot shall be shall be in substantial conformance to
the Edgewater Del Webb Plan, prepared by Hitchcock Design Group, and
dated October 1, 2004.
4. Setbacks - Generally. In this PSFR1 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 PSFR1 zoning district, the minimum
required "building" [SR] "setbacks" [SR] for a zoning lot shall be as
follows:
a. Street Setback: The minimum required setback for a building
from a "limited access street" [SR], "arterial street" [SR], "major
collector street" [SR], "collector street" [SR], or "local street" [SR]
"lot line" [SR] shall be as follows:
1. Limited Access Street/Arterial Street. Where a zoning lot
has frontage on a limited access street or an arterial street,
the minimum required setback for a building from a "street
lot line" [SR] shall be fifty(50) linear feet.
2. Major Collector Street/Collector Street. Where a zoning
lot has frontage on a major collector street or a collector
street, the minimum required setback for a building from a
street lot line shall be forty five (45) linear feet.
3. Local Street. Where a zoning lot has frontage on a local
street, the minimum required setback for a building from a
street lot line shall be forty(40) linear feet.
b. Side Setback. The minimum required building setback from a
"side lot line" [SR] shall be fifteen (15) linear feet. The combined
width of the side setbacks from the side lot lines shall not be less
than thirty(30) linear feet.
c. Interior Setback. The minimum required building setback from
an "interior lot line" [SR] shall be fifteen (15) linear feet.
d. Rear Setback. The minimum required building setback from a
"rear lot line" [SR] shall be fifty(50) linear feet.
e. Transition Setback. For any zoning lot located within a plat of
subdivision recorded after August 2, 1992, a transition building
setback shall be required. The minimum required setback for a
building from a "transition lot line" [SR] shall be equal to the
minimum required transition setback calculated with the minimum
required zoning lot area of the adjoining community facility
district, business district, and industrial district, as applicable.
f. Accessory Structures and Buildings. In this PSFR1 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.
g. Yards. In this PSFR1 zoning district, a "street yard" [SR], 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
of the Elgin Zoning Ordinance.
h. Residential Floor Area. In this PSFR1 zoning district, the
maximum "residential floor area" [SR] for a single family zoning
lot shall be calculated as follows:
1. 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
twenty thousand (20,000) square feet; the difference times
0.25; the product plus five thousand five hundred (5,500)
square feet. Maximum residential floor area can be
r expressed in the following "site capacity formula" [SR]:
RFA = [(ZLA - 20,000) x 0.25] + 5,500.
2. 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 twenty thousand (20,000) square feet; the
difference times 0.25; the product plus four thousand
(4,000) square feet. Maximum residential floor area can be
expressed in the following "site capacity formula" [SR]:
RFA= [(ZLA - 20,000) x 0.25] +4,000.
Building Coverage. In this PSFR1 zoning district, the maximum
"building coverage" [SR] for a single-family zoning lot shall be as
follows:
1. 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 twenty
thousand (20,000) square feet; the difference times 0.253;
the product plus five thousand one hundred eighty one
(5,181) square feet. Maximum building coverage can be
expressed in the following "site capacity formula" [SR]:
BC = [(ZLA- 20,000) x 0.253] + 5,181.
2. 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 twenty thousand (20,000) square feet; the difference
times 0.253; the product plus four thousand fifty six (4,056)
square feet. Maximum building coverage can be expressed
in the following "site capacity formula" [SR]: BC = [(ZLA
- 20,000) x 0.253] +4,056.
j. Accessory Building Coverage. In this PSFR1 zoning district, the
maximum "accessory building coverage" [SR] for a single-family
zoning lot shall be as follows:
Accessory building coverage (ABC) in square feet shall equal
"zoning lot area" [SR] in square feet area (ZLA) minus twenty
thousand (20,000) square feet; the difference times 0.0066; the
product plus one thousand fifty six (1,056) square feet. Maximum
accessory building coverage can be expressed in the following
"site capacity formula" [SR]: ABC = [(ZLA - 20,000) x 0.0066] +
1,056.
k. Vehicle Use Area. In this PSFR1 zoning district, the maximum
"vehicle use area" [SR] for a single family zoning lot shall be one
thousand eight hundred (1,800) square feet. (Ord. G13-96 § 4,
1996; Ord. G80-95 § 1, 1995; Ord. G66-94 § 1, 1994; Ord. G45-92
§ 2, 1992)
In this PSFR1 zoning district, the use and development of land and structures
shall also be subject to the following conditions:
1. Substantial conformance to the Edgewater Del Webb Plan, prepared by
Hitchcock Design Group, and dated October 1, 2004, or modifications
thereto which may be approved by the Development Administrator
pursuant to Section 19.60.200, Changes to Planned Developments.
2. Substantial conformance to the Preliminary Engineering Plans, prepared
by Manhard Consulting, Ltd., and dated February 25, 2002, with a final
revision date of June 3, 2003, or modifications thereto which may be
approved by the Development Administrator pursuant to Section
19.60.200, Changes to Planned Developments.
3. Substantial conformance to the Preliminary Landscape Plan, prepared by
Gary R. Weber Associates, Inc., and dated June 7, 2002, or modifications
thereto which may be approved by the Development Administrator
pursuant to Section 19.60.200, Changes to Planned Developments.
4. The minimum building setback from Bowes Road and the north/south
collector road shall be 100 feet.
5. All homes shall meet the standard design requirements of the Far West
Area Plan Development and Design Guidelines, as amended.
6. All regional utilities shall be constructed during the first phase of
development.
7. Construction of all internal roads as follows:
a. Sidewalks may be four feet in width.
b. B6-12 curb and gutter is permitted except in the locations of sewer
rwhere the city will require B6-18 curb and gutter.
c. Right of way shall be 50 feet in width.
d. Decorative street lights will be permitted versus standard street
lights, subject to approval by the Engineering Division.
e. Parkway trees shall be placed in front yards within a landscape
easement.
f. Water Road shall be maintained as a rural cross section.
8. Construction traffic shall be routed directly to Bowes Road and shall not
use Water Road north of the lots zoned PSFR1.
9. Compliance with all applicable codes and ordinances, except as otherwise
specifically provided for within the Annexation Agreement, the
Preliminary Plat, the Preliminary Engineering, and this Ordinance.
10. All matters set forth in that certain Annexation Agreement dated June 11,
2003, relating to the subject property.
H. Off-street Parking. In this PSFR1 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 PSFR1 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 PSFR1 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 PSFR1 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 PSFR1
zoning district authorize such an application.
L. Planned Developments. In this PSFR1 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 PSFR1 zoning
district and without necessitating that all other property owners in this PSFR1
zoning district authorize such an application.
M. Conditional Uses. In this PSFR1 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 PSFR1 zoning district and without necessitating that all other property
/�► owners in this PSFR1 zoning district authorize such an application.
N. 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 PSFR1
zoning district and without necessitating that all other property owners in this
PSFR1 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.
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 sewers 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.
e., Q. Appeals. Any requirement, determination, or interpretation associated with the
administration and enforcement of the provisions of this ordinance may be
r°6' 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: March 9, 2005
Passed: March 9, 2005
Omnibus Vote: Yeas: 6 Nays: 0
Recorded: March 10, 2005
Published:
Attest:
Dolonna Mecum, City Clerk
r