G94-05 Ordinance No. G-94-05
AN ORDINANCE
CLASSIFYING NEWLY ANNEXED TERRITORY IN THE
PSFR2 PLANNED SINGLE FAMILY RESIDENCE DISTRICT
(Vece Ridge— 1700 Rohrssen 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 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:
Parcel 1: Part of the northeast quarter of section 17, township 41 north, range 9
east of the third principal meridian described as follows: commencing at the
southeast corner of lot 3 of the county clerk's subdivision of lands of doc.
#2227308; thence southerly along the east line of said section 17, 66.1 feet;
thence westerly along a line parallel to and 66.0 feet (measuring at right angles)
south of the south line of said lot 3, 915.1 feet; thence southerly at an angle of 93
degrees and 16 minutes measured clockwise from the last described course, 705.0
feet; thence westerly at an angle of 93 degrees and 16 minutes measured
counterclockwise from the last described course, and parallel with the westerly
extension of the south line of said lot 3, 564.1 feet for a point of beginning; thence
continuing westerly along the last described course 585.5 feet; thence southerly at
an angle of 93 degrees 00 minutes measured clockwise from the last described
course, parallel with the west line of the northeast quarter of section 17, 707.6 feet
to the south line of said northeast quarter section, said point being 622.0 feet east
of the center of said section 17; thence easterly at an angle of 88 degrees and 02
minutes measured clockwise from the last described course, along the south line
/�► of said northeast quarter of section, 585.0 feet; thence northerly parallel with the
[ west line of said northeast quarter section, 718.34 feet to the point of beginning
(excepting therefrom the east 150.00 feet as measured between parallel lines
thereof also excepting therefrom the following described parcel of land: that part
of the northeast quarter of section 17 aforesaid described as follows: commencing
at the southeast corner of lot 3 of the County Clerk's subdivision of land
document # 2227308, thence southerly along the east line of said section 17, 66.1
feet; thence westerly along a line parallel to and 66.0 feet, (measuring at right
angles) south of the south line of said lot 3, 915.1 feet; thence southerly at an
angle of 93 degrees and 16 minutes measured clockwise from the last described
course, 705.0 feet; thence westerly at an angle of 93 degrees 16 minutes measured
counterclockwise from the last described course, and parallel with the westerly
extension of the south line of said lot 3, 999.47 feet to the point of beginning;
thence continuing westerly along the. Last described course, extended 150.13
feet; thence southerly at an angle of 93 degrees 00 minutes measured clockwise
from the last described course, parallel with the west line of the northeast quarter
of said section 17, 707.6 feet to the south line of said northeast quarter of section
17, said point being 622.0 feet east of the center of said section 17; thence easterly
at an angle of 88 degrees and 02 minutes measured clockwise from the last
described course along the south line of said northeast quarter section, 150.0 feet;
thence northerly parallel with the west line of said northeast quarter of section
710.31 feet to the point of beginning, in Cook County, Illinois.
Parcel 2: The east 150.0 feet as measured between parallel lines of the following
described tract: that part of the northeast quarter of section 17, township 41 north,
range 9, east of the third principal meridian, described as follows: commencing at
the southeast corner of lot 3 of the county clerk's subdivision of lands recorded as
document 2227308; thence southerly along the east line of said section 17, a
distance of 66.1 feet; thence westerly along a line parallel to and 66.0 feet
measured at right angles south of the south line of said lot 3, a distance of 915.1
feet; thence southerly at an angle 93 degrees and 16 minutes, measured clockwise,
from the last described course a distance of 705.0 feet; thence westerly at angle of
93 degrees and 16 minutes, measured counterclockwise from the last described
course, and parallel with the westerly extension of the south line of said lot 3 a
distance of 564.1 feet for a point of beginning; thence continuing westerly along
the last described course, a distance of 585.5 feet; thence southerly at an angle of
93 degrees and 00 minutes, measured clockwise from the last described course,
parallel with the west line of the north east quarter of section 17 aforesaid, a
distance of 707.6 feet to the south line of said northeast quarter said point being
622.0 feet east of the center of said section 17; thence easterly at an angle of 88
degrees and 02 minutes, measured clockwise from the last described course, along
the south line of said northeast quarter a distance of 585.0 feet; thence northerly
parallel with the west line of said northeast quarter a distance of 718.34 feet to the
point of beginning, in Cook County, Illinois.
r
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.
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).
b' 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
fir► 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, and in the Annexation Agreement. 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.
3. Lot Width. The minimum required "lot width" [SR] for a zoning lot shall
be 75 feet for an interior lot, and 90 feet for corner lots.
r4. 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
c. Rear Setback. The minimum required building setback from a
"rear lot line" [SR] shall be forty(40) linear feet.
d. Transition Setback. The minimum required building setback
from a"transition lot line" shall be ten(10) 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.
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 0.40 (40%).
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 one thousand four
hundred (1,400) square feet.
12. Landscaping. In this PSFR2 zoning district, each zoning lot shall be
developed in substantial conformance to the Landscape Plan, prepared by
Couture Landscape Construction, dated January 27, 2005, last revised
/i+ March 11, 2005.
13. Supplementary Conditions. In this PSFR2 zoning district, the use and
development of land and structures shall also be subject to the following
conditions:
A. Substantial conformance to the information contained in the Vece
Ridge Custom Homes Development Binder dated April 15, 2005,
including:
1. Preliminary Plat of Subdivision, prepared by Geopool,
contained in the Development Binder dated April 15, 2005.
2. Preliminary Engineering Plan (titled Final Engineering Plan),
prepared by Ameribuild, Inc, and dated March 14, 2005.
3. Landscape Plan, prepared by Couture Landscape Construction,
dated January 27, 2005, last revised March 11, 2005.
4. Building Elevations contained in the Development Binder,
dated April 15, 2005.
B. Conformance with all applicable codes and ordinances.
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.
r
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. 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.
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. 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, and the
provisions of the Annexation Agreement.
P. Buildings — Required Improvements. In addition to those building
E 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 Schock, Mayor
Presented: December 7, 2005
r Passed: December 7, 2005
Omnibus Vote: Yeas: 7 Nays: 0
Recorded: December 8, 2005
Published:
Attest:
Dolonna Mecum, City Clerk
r