G100-07 •
Ordinance No.G100-07
AN ORDINANCE
CLASSIFYING NEWLY ANNEXED TERRITORY IN THE
PCF PLANNED COMMUNITY FACILITY DISTRICT
(Wesemann Property—955 Marshall 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 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:
r 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 on the attached zoning plat, prepared by JEN Land Design, Inc., dated
January 24, 2007, 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 of Chapter 19.60 Planned Developments, of the Elgin Municipal
Code, 1976, as amended. 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).
Finance, Insurance, and Real Estate Division.
3. "Development sales office" [SR] (UNCL).
Construction Division.
4. "Contractors office and equipment areas" [SR] (UNCL).
Transportation, Communication and Utilities Division.
5. "Commercial antennas and antenna structures mounted on existing
structures" [SR] (UNCL).
6. "Radio and television antennas" [SR] (UNCL).
7. "Satellite dish antennas" [SR] (UNCL).
8. "Treatment, transmission, and distribution facilities: poles, wires, cables,
conduits, laterals, vaults, pipes, mains, and valves" [SR] (UNCL).
Miscellaneous Uses Division.
9. "Fences and walls" [SR] (UNCL).
10. "Loading facilities" [SR] (UNCL), exclusively "accessory" [SR], subject
to the provisions of Chapter 19.47, Off Street Loading.
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11. "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.
12. "Refuse collection area" [SR].
13. "Street Graphics" [SR] (UNCL), subject to the provisions of Chapter
19.50, Street Graphics.
14. "Temporary uses" [SR] (UNCL).
15. "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.
16. "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:
1. INTENTIONALLY OMITTED
2. "Conditional commercial antennas and antenna structures mounted on
existing structures" [SR] (UNCL).
3. "Conditional Commercial Antenna Tower" [SR] (UNCL).
4. "Other radio and television antennas" [SR] (UNCL).
5. "Other satellite dish antennas" [SR] (UNCL).
6. Pipelines, except natural gas (461).
7. Refuse systems (4953).
8. "Treatment, transmission, and distribution facilities: equipment,
equipment buildings, towers, exchanges, substations, regulators" [SR]
(UNCL).
Miscellaneous Uses Division.
9. "Parking lots" [SR] (UNCL), subject to the provisions of Chapter 19.45,
Off-Street Parking.
10. "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.
11. "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.
12. "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 located on the publicly owned park sites shall be subject to the
following conditions:
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Zoning Lots - Generally. In this PCF 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 this PCF zoning district, the minimum required "zoning lot
area" [SR] shall be 20,000 square feet.
3. Lot Width. In this PCF zoning district, the minimum required "lot width"
[SR] for a zoning lot shall be 125 linear feet.
4. Setbacks - Generally. In this PCF 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 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
eibk a zoning lot (ZLA) in square feet minus 20,000 square feet;
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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
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Section 19.45.110, Size of Driveways. Vehicle use area landscape
yards shall be subject to the provisions of Section 19.12.700,
Landscaping.
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 this PCF 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 this PCF 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, prepared
by David R. McCallum Associates, Inc., dated January 22, 2007.
12. Supplementary Conditions. In this PCF zoning district, the use and
development of land and structures shall also be subject to the following
conditions:
A. Substantial conformance to the Petitioner's Statement and
Development Plans contained within the Wesemann Property
Binder, submitted by HPI Elgin, LLC, inclusive of:
1. Preliminary Plat for Wesemann Property, prepared by JEN
Land Design, Inc., last revised October 10, 2007.
2. Preliminary Engineering Plans for Wesemann Property,
prepared by Manhard Consulting, Ltd., last revised June 27,
2007.
3. Preliminary Landscape Plan, prepared by David R.
McCallum Associates, Inc., dated January 22, 2007.
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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. Street Graphics. In this PCF zoning district, street graphics shall be subject to
the provisions of Chapter 19.50, Street Graphics of the Elgin Municipal Code,
1976, as amended.
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.
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
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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 Schock, Mayor
r
Presented: December 19, 2007
Passed: December 19, 2007
Vote: Yeas: 7 Nays: 0
Recorded: December 20, 2007
Published:
Attest:
Diane Robertson, City lerk
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