G68-05 Ordinance No. G68-05
AN ORDINANCE
AMENDING ORDINANCE NO. G21-04
CLASSIFYING NEWLY ANNEXED TERRITORY IN THE
PSFR2 PLANNED SINGLE FAMILY RESIDENCE DISTRICT
(NARROW LOT NEIGHBORHOOD)
(Pingree Creek Subdivision-4400 Damisch 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 as a Planned
Development 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 that Ordinance No. G21-04 adopted by the City Council on February 25,2004,be
and is hereby amended in its entirety to read as follows:
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:
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
(Narrow Lot Neighborhood), the following described areas within the project area:
Those areas on the attached Pingree Creek Zoning Map, prepared by Otis Koglin Wilson,
dated February 17, 2004, designated as 30'x 100', 40'x 100', and 50'x 100' lots.
Section 2. That the development of the PSFR2 Planned Single Family Residence District
(Narrow Lot Neighborhood) 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(Narrow
Lot Neighborhood) is to provide a planned urban residential environment of
standardized high density for single family attached(duplexes and townhomes)and
single family detached dwellings. The PSFR2 District is most similar to,but departs
- 1 -
from the standard requirements of the SFR2 Single Family Residential District,the
TFR Two Family District, and the MFR Multiple Family Residence 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, and the terms, conditions and
provisions of that certain Annexation Agreement dated as of February 25, 2004
between the City of Elgin and Pingree Creek, L.L.C., as amended(the"Annexation
Agreement"). In the event of any conflicts or inconsistencies between the provisions
of the Annexation Agreement and the provisions of this Ordinance,the provisions of
the Annexation Agreement shall be controlling.
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, and the
provisions of the Annexation Agreement.
E. Location and Size of District. This PSFR2 zoning district should be located in
substantial conformance to the official comprehensive plan.
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. "Two-family dwellings" [SR] (UNCL).
3. "Attached dwellings" [SR] (UNCL).
4. "Residential garage sales" [SR] (UNCL).
5. "Residential occupations" [SR] (UNCL).
6. "Residential outdoor storage of firewood" [SR] (UNCL).
7. "Residential parking areas" [SR] (UNCL).
Finance, Insurance, and Real Estate Division.
8. "Development sales office" [SR] (UNCL).
Services Division.
9. "Family residential care facility" [SR] (8361).
10. "Home child day care services" [SR] (8351).
Construction Division.
- 2 -
r.â–ş 11. "Contractors office and equipment areas" [SR] (UNCL).
Transportation, Communication, and Utilities Division.
12. "Radio and television antennas" [SR] (UNCL).
13. "Satellite dish antennas" [SR] (UNCL).
14. "Treatment, transmission, and distribution facilities: poles, wires, cables,
conduits, laterals, vaults, pipes, mains, and valves" [SR] (UNCL).
Miscellaneous Uses Division.
15. "Fences and walls" [SR] (UNCL).
16. "Signs" [SR] (UNCL), subject to the provisions of Chapter 19.50, Signs, of
the Elgin Zoning Ordinance.
17. "Temporary uses" [SR] (UNCL).
18. "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.
19. "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.
- 3 -
0.14 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(Narrow Lot Neighborhood),the use and
development of land and structures and the site design regulations shall be as
provided in Chapter 19.12, Site Design of the Elgin Municipal Code, 1976, as
amended, and as provided in this Ordinance, and in the Annexation Agreement.
In this PSFR2 zoning district, the use and development of land and structures shall
also be subject to the following conditions:
1. General conformance with the Preliminary Plat booklet for Pingree Creek,
prepared by Shodeen Inc., Otis Koglin Wilson Architects, and Sheaffer and
Roland, Inc., dated January 28, 2004, including the following:
a. Pingree Creek (Data Table), prepared by Otis Koglin Wilson, dated
January 12, 2004.
b. Preliminary Plat of Pingree Creek, prepared by Donahue and Thornhill,
Inc., dated January 13, 2004.
c. Village Neighborhood Vignettes (2 of 2), prepared by Otis Koglin
Wilson, dated January 12, 2004.
d. Pingree Creek Wayfinding Sign Plan, prepared by Otis Koglin Wilson,
dated January 27, 2004.
e. Pingree Creek Subdivision Preliminary Engineering(8 of 8),prepared by
Sheaffer&Roland, Inc., dated January 13, 2004.
f. Pingree Creek Design Principles and Applications, dated January 28,
2004.
g. Homes on 50' x 100' Lots (Ashton, Bayberry, Biltmore, Chadsworth,
Clybourn, Everleigh, Gates, Mapleton), dated January 28, 2004.
h. Homes on 40' x 100' Lots (Armstrong, Chapman, Haller, Madison,
Parker), dated January 28, 2004.
i. Homes on 30' x 100' Lots (Alexander, Charlotte, Denver, Flagstaff,
Potomac), dated January 28, 2004.
j. Pingree Creek Single Family Home Landscaping, January 28, 2004.
2. Compliance with the provisions of the"Covenants,Conditions and Restrictions
for Single Family Homes to be Constructed in Pingree Creek" as such
document may be completed and amended as agreed to by the owner of the
subject property and the Community Development Manager.
- 4 -
3. Additional building elevations for residential structures to be constructed on the
Subject Property may be authorized and approved by the city's Community
Development Manager so long as any such additional building elevations are
otherwise in compliance with the terms and provisions of this ordinance, the
private covenants for the Subject Property, and the annexation agreement for
the Subject Property.
4. The blending of thirty(30) foot, forty(40) foot and fifty(50) foot lots within
neighborhoods shall be permitted as long as the resulting densities are within
the total density provided for in the Preliminary Plat of Pingree Creek referred
to above.
In the event the owner of the subject property proposes development of a phase or
phases of the development which are not in general conformance with the foregoing
listed site design conditions, the owner shall be required to submit a development
plan to the city for review by the Planning and Development Commission and
approval by the City Council.
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. The
development administrator may require,and may approve signs,including temporary
model home and sales office signs and signs for uses associated therewith and for
directions thereto,not otherwise provided by this title in support of the development.
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, 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.
- 5 -
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.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 maybe
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, and the provisions of the Annexation Agreement.
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.
d Schock, Mayor
Presented: July 27, 2005
Passed: July 27, 2005
Vote: Yeas: 6 Nays: 1
Recorded: July 28, 2005
Published:
Attest:
J l k ZGw_-
Dolonna Mecum, City Clerk
- 6 -