G3-07 •
Ordinance No. G3-07
AN ORDINANCE
RECLASSIFYING TERRITORY FROM GI GENERAL INDUSTRIAL DISTRICT TO
PGI PLANNED GENERAL INDUSTRIAL DISTRICT
(1451 Sheldon Drive—Forrest Glen Subdivision)
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 GI General
Industrial District; and
WHEREAS, the City Council of the City of Elgin concurs in the findings and
recommendation of the Planning and Development Commission.
NOW, THEREFORE, BE IT ORDAINED BY THE CITY COUNCIL OF THE CITY OF
ELGIN, ILLINOIS:
Section 1. That the City Council of the City of Elgin hereby adopts the Findings of Fact,
dated October 16, 2006, made by the Planning and Development Commission, a copy of which is
attached hereto and made a part hereof by reference as Exhibit A.
Section 2. That Chapter 19.08,Section 19.08.020 entitled Zoning District map of the Elgin
Municipal Code, as amended, be and the same is hereby further amended by adding thereto the
following paragraph:
The boundaries hereinafter laid out in the Zoning District Map, as amended,be and
are hereby altered by including in the PGI Planned Office Research Industrial
District the following described property:
Those areas on the attached Forrest Glen Preliminary Plat and Zoning Exhibit,
prepared by Haeger Engineering, last revised October 10, 2006, designated in the
PGI Planned General Industrial District.
Section 3. That the City Council of the City of Elgin hereby classifies the subject
property in the PGI Planned General Industrial District in accordance with the following provisions:
A. Purpose and Intent. The purpose of this PGI Planned General Industrial District is to
provide an alternate planned industrial environment for those industrial uses that do not
require the location or environment of an ORI Zoning District. This PGI Zoning District is
most similar to, but departs from the standard requirements of the GI Zoning District. The
PGI District is subject to the provisions of Chapter 19.60, Planned Developments.
B. Supplementary Regulations. Any word or phrase contained within this ordinance 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 EMC. The
exclusion of such symbol shall not exempt such word or phrase from the applicable
supplementary regulation.
C. General Provisions. In this PGI District, the use and development of land and structures
shall be subject to the provisions of Chapter 19.05, General Provisions, of the EMC, as may
be amended from time to time.
D. Zoning Districts Generally. In this PGI District, the use and development of land and
structures shall be subject to the provisions of Chapter 19.07,Zoning Districts of the EMC,
as may be amended from time to time.
E. Location and Size of Districts. Planned industrial districts should be located in substantial
conformance to the official comprehensive plan. The amount of land necessary to constitute
a separate planned industrial 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. No departure from
the required minimum size of a planned industrial district shall be granted by the City
Council.
F. Land Use. In this PGI District, the only land uses allowed shall be single family detached
dwellings, accessory structures, open space, stormwater detention, and landscaping in
substantial conformance with the proposed Forrest Glen Preliminary Plat Submittal and
Preliminary Engineering Plan dated March 25, 2005 and last revised July 7, 2006, and
prepared by Haeger Engineering per the Community Development Group and the
Engineering Division.
G. Site Design. In this PGI District, the site design regulations shall be as required in the GI
District, pursuant to Chapter 19.40.335 Site Design, of the EMC, as maybe amended from
time to time. The development of land and structures shall be in substantial conformance
with the following:
1. Substantial conformance to the Preliminary Plat of Subdivision Statement of Purpose
submitted by The Circle Land Company submitted on January 10, 2006.
2. Substantial conformance to the Aerial Exhibit dated December 8,2004,Forrest Glen
Preliminary Plat Submittal and Preliminary Engineering Plan dated March 25,2005
and last revised July 7, 2006, and prepared by Haeger Engineering.
3. Substantial conformance to the proposed Forrest Glen Preliminary Plat and Zoning
Exhibit dated October 10, 2006 and prepared by Haeger Engineering.
4. Substantial conformance to the Preliminary Engineering Plan dated March 25,2005
and last revised July 7,2006,and prepared by Haeger Engineering with revisions per
the Community Development Group and the Engineering Division. Substantial
changes to the proposed plans will require reconsideration by the Planning &
Development Commission and City Council as part of a public hearing process.
5. Substantial conformance to the Preliminary Landscape Plan, including sections,
details on the entrance monument sign and fences,prepared by Pugsley and Lahaie,
Ltd., dated April 5, 2005 and last revised October 10, 2006.
6. Substantial conformance to the building elevations titled Standard Elevations dated
June 2, 2006.
7. Compliance with all other applicable codes and ordinances.
H. Off-Street Parking. In this PGI District,off street parking shall be subject to the provisions
of Chapter 19.45, Off Street Parking, of the EMC, as amended.
Off-Street Loading. In this PGI District,off street loading shall be subject to the provisions
of Chapter 19.47, Off Street Loading, of the EMC, as amended.
J. Signs.In this PGI 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 PGI 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
elk requested by an individual lot or property owner for a zoning lot without necessitating that all
other property owners in this PGI zoning district authorize such an application.
L. Planned Developments. . In this PGI 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 PGI zoning district and without necessitating that all other property
owners in this PGI zoning district authorize such an application.
M. Conditional Uses. In this PGI 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 PGI zoning
district and without necessitating that all other property owners in this PGI zoning district
authorize such an application.
N. Variations. In this PGI 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. Any of the requirements of this ordinance may be varied by petition of a lot or
property owner for a zoning lot without requiring an amendment to this PGI zoning district
and without necessitating that all other property owners in this PGI 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. Appeals. Any requirement, determination, or interpretation associated with the
administration and enforcement of the provisions of this ordinance maybe appealed subject
to the provisions of Chapter 19.75,Appeals of the Elgin Municipal Code, 1976,as amended.
Section 4. That this ordinance shall be in full force and effect •. mediately after its passage
in the manner provided by law.
/,,
John Walters, Mayor Pro • -
Presented: January 10, 2007
Passed: January 10, 2007
Omnibus Vote: Yeas: 6 Nays: 0
Recorded: January 11, 2007
Published:
Attest:
Dolonna Mecum, City Clerk
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October 16, 2006
FINDINGS OF FACT
Planning and Development Commission City of Elgin,Illinois
SUBJECT
Consideration of Petition 97-06,Requesting a Map Amendment from GI General Industrial District
to PSFR2 Planned Single Family Residence District, PGI Planned General Industrial District, and
Preliminary Plat Approval;Property Located at 1451 Sheldon Drive,by The Circle Land Company,
as Applicant and William Anest, as Owner.
BACKGROUND
Requested Action: Map Amendment
Preliminary Plat Approval
Current Zoning: GI General Industrial District
Proposed Zoning: PSFR2 Planned Single Family Residential District
PGI Planned General Industrial District
Intended Use: Detached Single Family Residences
Property Location: 1451 Sheldon Drive
Applicant: The Circle Land Company
Owner: William Anest
Staff Coordinator: Sarosh Saher, Urban Design & Preservation Specialist
LIST OF EXHIBITS
A. Location Map (see attached)
B. Zoning Map (see attached)
C. Parcel Map (see attached)
D. Aerial Map (see attached)
E. Environmental Map (see attached)
EXHIBIT
Findings of Fact Planning and Development Commission
Petition 97-06 October 16, 2006
F. Site Photos (see attached)
G. Draft PSFR2 and PGI Ordinances (see attached)
H. Development Plan (see attached)
I. Standards for Planned Developments (see attached)
BACKGROUND
An application has been filed by The Circle Land Company,requesting a Map Amendment from GI
General Industrial District to PSFR2 Planned Single Family Residence District, PGI Planned
General Industrial District, and Preliminary Plat Approval, to allow the construction of a single
family residential subdivision on the property. The property is located at 1451 Sheldon Drive
(reference Exhibits A, B, C, D, E, and F).
The Circle Land Company proposes to subdivide and rezone the 38.5 acre parcel for a residential
subdivision. The property is currently vacant and is zoned for industrial uses. If approved, this
amendment will allow the property to be developed with 88 single family homes and a 1.2 acre
private park (reference Exhibits G, H and I).
FINDINGS
After due notice, as required by law, the Planning and Development Commission held a public
hearing in consideration of Petition 97-06 on October 16,2006. The applicant testified at the public
hearing and presented documentary evidence in support of the application. Additional public
testimony was presented. The Community Development Group submitted a Map Amendment
Review, dated October 11, 2006.
The Planning and Development Commission has made the following findings concerning the
standards for planned developments:
A. Site Characteristic Standard: The suitability of the subject property for the intended
zoning district with respect to its size, shape, significant natural features (including
topography, watercourse and vegetation), and existing improvements.
Findings. The subject property is suitable for the intended zoning district with respect to the
site characteristics standard.
The subject property is an irregularly shaped vacant parcel containing approximately 38.5
acres. Vegetation on the property comprises of trees and shrubs located throughout the
property,and concentrated along the eastern portion of the property.Elevations range from a
high point of 790 feet at the northwestern portion of the property,to a low point of 765 feet
at the southwestern portion of the property, for a maximum relief of 25 feet.
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Findings of Fact Planning and Development Commission
Petition 97-06 October 16, 2006
B. Sewer and Water Standard. The suitability of the subject property for the intended zoning
district with respect to the availability of adequate municipal water, wastewater treatment,
and storm water control facilities.
Findings. The subject property is suitable for the proposed planned development with
respect to the sewer and water standard.
The subject property is served with municipal water and sanitary sewer systems. The design
of stormwater management systems will be in compliance with the Kane County Stormwater
Ordinance.
C. Traffic and Parking Standard. The suitability of the subject property for the intended
zoning district with respect to the provision of safe and efficient on-site and off-site
vehicular circulation designed to minimize traffic congestion.
Findings. The subject property is suitable for the intended zoning district with respect to the
traffic and parking standard.
The subject property is located along Shales Parkway to the north of State Route 20, an
arterial street serving the eastern portion of the city.
Vehicular access to the property will be provided at two locations along Sheldon Drive, a
local street that runs along the north property line. Emergency access to the property will be
provided by means of a private drive that serves the property to the south and Shales
Parkway. A road stub will be provided at the southeastern portion to provide a connection
for any future development that is proposed south of the subject property.
Parking for this subdivision is proposed in conformance with the requirements of the off-
street parking ordinance.
D. Zoning History Standard. The suitability of the subject property for the intended zoning
district with respect to the length of time the property has remained undeveloped or unused
in its current zoning district.
Findings. The subject property is suitable for the intended zoning district with respect to the
length of time the property has remained undeveloped or unused in its current zoning district.
The property was annexed to the City of Elgin in 1966 as part of the Hanover Township
Lands annexation.The property was zoned M-1 Limited Manufacturing District until 1992,
when it was reclassified to GI General Industrial District as a part of the most recent
comprehensive amendment to the zoning ordinance.
E. Surrounding Land Use and Zoning Standard. The suitability of the subject property for
the intended zoning district with respect to consistency and compatibility with surrounding
land use and zoning.
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Findings of Fact Planning and Development Commission
Petition 97-06 October 16, 2006
Findings. The subject property is suitable for the intended zoning district with respect to
consistency and compatibility with surrounding land use and zoning.
The areas located to the north,east and south of the subject property are primarily zoned GI
General Industrial District, and are improved with industrial uses. The areas to the west are
zoned TFR Two Family Residential District,PRC Planned Residential Conservation District
and CF Community facility District and are improved with residential uses.
The Elgin Joliet and Eastern Railroad runs along the eastern property line and a
Commonwealth Edison easement runs along the west property line.
F. Trend of Development Standard. The suitability of the subject property for the intended
zoning district with respect to consistency with an existing pattern of development or an
identifiable trend of development in the area.
Findings. The subject property is suitable for the intended zoning district with respect to
consistency with an existing pattern of development or an identifiable trend within the area.
The subject property is located in an area developed primarily with industrial and residential
uses.
G. Zoning District Standard. The suitability of the subject property for the intended zoning
district with respect to conformance to the provisions for the purpose and intent, and the
location and size of a zoning district.
The applicant is requesting PSFR2 Planned Single Family Residence District, and PGI
Planned General Industrial District zoning. The purpose and intent of the provisions of the
planned developments is to accommodate unique development situations, subject to the
provisions of Chapter 19.60,Planned Developments. For planned development districts,the
planned development should demonstrate the following characteristics:
1. An opportunity to realize a development of demonstrated need with respect to the
types of environment available to the public that would not be possible under the
strict application of the other chapters of this title.
2. A creative approach to the use of land and related improvements resulting in better
design and construction of aesthetic amenities.
3. The preservation of significant natural features including topography,watercourses,
wetlands, and vegetation.
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Findings of Fact Planning and Development Commission
Petition 97-06 October 16, 2006
Findings. The subject property is suitable for the intended zoning district with respect to
conformance to the provision for the purpose and intent, and the location and size of a
PSFR2 Planned Single Family Residential District and PGI Planned General Industrial
District.
The proposed map amendment is in substantial conformance with the purpose and intent of
the planned development provisions.This proposal represents a creative approach to the use
of this property resulting in a residential subdivision which will be compatible with the
residential developments to the west. The subject property will be sufficiently landscaped in
order to minimize the effects of the dissimilar land uses to the north and south.
The development will provide for a 1.2 acre park and playground located towards the center
of the property.Pedestrian paths are proposed around the periphery of the development.As a
benefit to the residents of the subject property, the pedestrian path will continue across
Shales Parkway at Sheldon Drive to provide a convenient connection to the school property
to the west. The property will be heavily landscaped along its eastern and western property
lines.
The single family residential structures are proposed to be constructed using quality
traditional materials such as brick, stone,and siding. Forty percent of the all elevations will
be brick or other masonry.Masonite or SmartSiding will be used on the remaining portions
and mostly on secondary elevations. The use of aluminum or vinyl will be minimized to
certain accent treatments.
The proposed single family housing products generally meet the design and building
material guidelines, and price points adopted for the planning area. The average price of
homes in the subdivision is anticipated to be $370,000 to $425,000. The net residential
density of the proposed subdivision is approximately 4.16 dwelling units per acre.
Individual homes will be designed with enhancements such as front porches that are 6-8 feet
in width. Fifty percent of homes will contain garages that are designed to be either even
with, or no more than 4 feet in front of the building line, with the remaining garages to be
located no less than 2 feet behind the building line.
The southerly 100 feet of the subdivision will be zoned PGI Planned General Industrial
District so as not to adversely affect the industrial buildings within the industrial zoned
district to the south with an extraordinary setback.
Departures from Section 19.25.335.B, C, and E, Lot Area, Lot Width and Setbacks of the
Zoning Ordinance and from the Comprehensive Plan land use designation are being
requested.
H. Comprehensive Plan Standard. The suitability of the subject property for the intended
zoning district with respect to conformance to the goals, objectives, and policies of the
official comprehensive plan.
5
Findings of Fact Planning and Development Commission
Petition 97-06 October 16, 2006
Findings. The subject property is suitable for the intended zoning district with respect to the
Comprehensive Plan Standard.
Land Use: The Comprehensive Plan has designated the land use of the property as
Office/Research/Industrial.However,assessment practices and tax structure in Cook County
discourage the development of property with industrial uses on land that is in close
proximity to Kane County. The trend of development in the area has been towards the
development of land with residential uses.
The applicant is requesting a departure to allow the property to be developed with Low
Density Single Family Residential uses. This proposal will represent a creative approach to
the use of this property resulting in a residential subdivision which will be compatible with
the residential developments to the west
Natural Preservation Standard. The suitability of the subject property for the intended
planned development with respect to the preservation of all significant natural features
including topography, watercourses, wetlands, and vegetation.
Findings. The subject property is suitable for the intended planned development with
respect to the Natural Preservation Standard.
A tree inventory and survey was conducted of all trees greater than 12 inches in caliper. Of
the 58 trees surveyed, it was determined that 100%of trees are invasive species,specifically
Siberian Elm and Cottonwood,and over 26%of these trees have more than 50%deadwood
in their crowns. The trees towards the center of the property are proposed to be removed.
The applicant is proposing to preserve the trees around the periphery of the property in order
to screen the subdivision from dissimilar uses and maintain the feeling of the existing woods.
Additionally, trees and shrubs will be planted along Sheldon Drive.
J. Internal Land Use Standard. The suitability of the subject property for the intended
planned development with respect to the land uses permitted within the development being
located, designed, and operated so as to exercise no undue detrimental influence on each
other or on surrounding property.
Findings. The subject property is suitable for the intended planned development with
respect to the internal land use standard.
The residential subdivision is designed in general conformance with the applicable zoning
and subdivision standards. The zoning and subdivision standards are intended to prevent
undue detrimental influence on the proposed internal land uses and on surrounding
properties. The resultant zoning district boundaries are designed to allow the existing
industrial property to the south retain its current zoning status.
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PLANNED DEVELOPMENT DEPARTURES AND EXCEPTIONS
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Findings of Fact Planning and Development Commission
Petition 97-06 October 16, 2006
A planned development may be granted certain departures from the normal standards,regulations,
requirements, and procedures of the zoning ordinance. For the purposes of this section, the most
similar zoning district is the SFR2 Single Family Residence District.The applicant is requesting the
following departures from the standard requirements of the SFR2 District:
A. Section 19.25.335.B-Lot Area. The minimum required lot area per dwelling unit is 10,000
square feet and 12,000 square feet for corner lots. The applicant is proposing a minimum lot
area of 9,018 square feet for interior lots, and 10,324 square feet for corner lots.
B. Section 19.25.335.0 - Lot Width: The minimum required lot width is 75 linear feet. The
applicant is proposing a minimum average lot width of 70 feet.
C. Section 19.25.335.E.I.c—Street Setback: The minimum required setback from a street lot
line is 30 feet. The applicant is proposing a minimum setback of 25 feet.
D. Section 19.25.335.E.2.—Side Setback: The minimum required side setback is 10 feet.The
applicant is proposing a minimum setback of 7 feet.
E. Section 19.25.335.E.4.—Rear Setback: The minimum required rear setback is 40 feet.The
applicant is proposing a minimum setback of 30 feet.
F. Section 19.25.335.E.5.—Transition Setback:The minimum transition setback is 100 feet.
The applicant is proposing a 0 foot setback from the industrial zoning district boundary line
along the southern portion of the lot.
G. Section 19.40.330—Land Use: Residential uses are not permitted within the PGI District.
The applicant is proposing to locate two residential lots within the proposed PGI District.
H. Comprehensive Plan Departures: The Comprehensive Plan has designated the land use of
the property as Office Research Industrial. The applicant is proposing to develop the
property with Low Density Single Family Residential uses.
SUMMARY OF FINDINGS, UNRESOLVED ISSUES AND ALTERNATIVES
The Planning and Development Commission has developed or identified the following unresolved
issues and alternatives:
A. Summary of Findings
1. Positive Attributes. The single family residential structures are proposed to be
constructed using quality traditional materials such as brick, stone,and siding.Forty
percent of the all elevations will be brick or other masonry.Masonite or SmartSiding
will be used on the remaining portions and mostly on secondary elevations. The use
of aluminum or vinyl will be minimized to certain accent treatments.
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Findings of Fact Planning and Development Commission
Petition 97-06 October 16, 2006
Individual homes will be designed with enhancements such as front porches that are
6-8 feet in width.Fifty percent of homes will contain garages that are designed to be
either even with, or no more than 4 feet in front of the building line, with the
remaining garages to be located no less than 2 feet behind the building Iine.
2. Comprehensive Plan Standard. The Comprehensive Plan has designated the land use
of the property as Office/Research/Industrial.However,assessment practices and tax
structure in Cook County discourage the development of property with industrial
uses on land that is in close proximity to Kane County.The trend of development in
the area has been towards the development of land with residential uses.
The applicant is requesting a departure to allow the property to be developed with
Low Density Single Family Residential uses.This proposal will represent a creative
approach to the use of this property resulting in a residential subdivision which will
be compatible with the residential developments to the west.
B. Summary of Unresolved Issues.
There are no unresolved issues.
C. Summary of Alternatives.
Other than an approval,a denial,or an approval with some combination of conditions,there
are no substantive alternatives.
RECOMMENDATION
The Planning and Development Commission hereby recommends the approval of Petition 97-06.
On a motion to recommend approval, subject to the following conditions,the vote was four(4)yes
and zero (0) no:
1. Substantial conformance to the Statement of Purpose submitted by The Circle Land
Company submitted on January 10, 2006.
2. Substantial conformance to the Forrest Glen Preliminary Plat and Zoning Exhibit
dated October 10, 2006 and prepared by Haeger Engineering.
3. Substantial conformance to the Preliminary Engineering Plan dated March 25,2005
and last revised July 7,2006,and prepared by Haeger Engineering with revisions per
the Community Development Group and the Engineering Division. Substantial
changes to the proposed plans will require reconsideration by the Planning &
Development Commission and City Council as part of the public hearing process.
8
Findings of Fact Planning and Development Commission
Petition 97-06 October 16, 2006
4. Substantial conformance to the Preliminary Landscape Plan, including sections,
details on the entrance monument sign and fences,prepared by Pugsley and Lahaie,
Ltd., dated April 5, 2005 and last revised October 10, 2006.
5. Substantial conformance to the building elevations titled Standard Elevations dated
June 2, 2006.
6. Compliance with all other applicable codes and ordinances.
Therefore, the motion to recommend approval of Petition 97-06 was adopted.
Robert Siljestrom, Chairman Pro Tem
Planning and Development Commission
Sarosh Saher, Secretary
Planning and Development Commission
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