G46-05 Ordinance No.G46-05
AN ORDINANCE
CLASSIFYING NEWLY ANNEXED TERRITORY IN THE
PCF PLANNED COMMUNITY FACILITY DISTRICT
(Stonebrook Subdivision- 901 and 1000 Corron Road)
(Tracts 2,4,5,8,9 and 10)
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:
Those areas identified on the attached zoning exhibit map, prepared by
Glen D. Krisch Land Surveyor, Inc., dated last revised April 5, 2005,
Tracts 2, 4, 5, 8, 9 and 10 and designated in the PCF Planned Community
Facility District."
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 er Planned
Developments, of the Elgin Municipal Codeof ,Chapt 1976, as amen19.60 ded. In
general, community facilities provide governmental, recreational,
educational, health, social, religious, and transportation services to the
community on a for profit or on 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.
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).
Construction Division.
6. "Contractors office and equipment areas" [SR] (UNCL).
Transportation, Communication and Utilities Division.
7. "Commercial antennas and antenna structures mounted on existing
structures" [SR] (UNCL).
8. "Radio and television antennas" [SR] (UNCL).
9. "Satellite dish antennas" [SR] (UNCL).
10. "Treatment, transmission, and distribution facilities: poles, wires,
cables, conduits, laterals, vaults, pipes, mains, and valves" [SR]
(UNCL).
Miscellaneous Uses Division.
11. "Fences and walls" [SR] (UNCL).
12. "Loading facilities" [SR] (UNCL), exclusively "accessory" [SR],
subject to the provisions of Chapter 19.47, Off Street Loading.
13. "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.
14. "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.
15. "Refuse collection area" [SR].
16. "Storage Tanks" [SR] (UNCL).
17. "Signs" [SR] (UNCL), subject to the provisions of Chapter 19.50,
Signs.
elk 18. "Temporary uses" [SR] (UNCL).
19. "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.
20. "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. Child day care services (835).
2. "Institutional child day care services" [SR] (8351).
3. Job training and vocational rehabilitation service.
4. Social services not elsewhere classified (839).
5. Sporting and recreational camps (7032).
Mining Division.
6. "Temporary mining" [SR] (UNCL).
Transportation, Communication and Utilities Division.
7. "Conditional commercial antennas and antenna structures mounted
rik on existing structures" [SR] (UNCL).
8. "Conditional Commercial Antenna Tower" [SR] (UNCL).
9. "Other radio and television antennas" [SR] (UNCL).
10. "Other satellite dish antennas" [SR] (UNCL).
11. Pipelines, except natural gas (461).
12. Refuse systems (4953).
13. "Treatment, transmission, and distribution facilities: equipment,
equipment buildings, towers, exchanges, substations, regulators"
[SR] (UNCL).
Miscellaneous Uses Division.
14. "Master signage plan" [SR], subject to the provisions of Chapter
19.50, Signs.
15. "Parking lots" [SR] (UNCL), subject to the provisions of Chapter
19.45, Off-Street Parking.
16. "Parking structures" [SR] (UNCL).
17. "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.
18. "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.
19. "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. In this PCF district, the use and
development of land and structures 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
r, 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.
r
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.
11. Landscaping. In this PCF zoning district, landscaping shall be
installed in substantial conformance with the Preliminary
Landscape Plan (Sheets 1-3) prepared by George Kay and
Associates and Land Vision, Inc., dated February 7, 2005.
12. Supplementary Conditions. In this PCF zoning district, the use
and development of land and structures for the sites other than the
publicly owned park sites shall also be subject to the following
conditions:
a. Substantial conformance with the Annexation, Zoning and
Subdivision Application and Planned Development Plan, dated
February 11, 2005, as revised, including:
1. Design Review Process and Requirements for Stonebrook
2. Preliminary Plat (Sheets 1-4), prepared by Land Vision,
Inc. dated February 8, 2005.
3. Preliminary Landscape Plan, prepared by George Kay and
Associates and Land Vision, Inc., dated February 7, 2005.
4. Entrance Monumentations/Sign Exhibit, prepared by
George Kay and Associates and Land Vision, Inc., dated
April 4, 2005.
•
5. Preliminary Engineering, prepared by Christopher B. Burke
Engineering West, Ltd., dated February 11, 2005.
b. Conformance with all applicable codes and ordinances.
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.
M. 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.
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 chock, Mayor
Presented: April 13, 2005
Passed: April 13, 2005
Vote: Yeas: 5 Nays: 1
Recorded: April 14, 2005
Published:
Attest:
Ae-ehd-v---
Dolonna Mecum, City Clerk