G72-07 Ordinance No. G72-07
AN ORDINANCE
RECLASSIFYING TERRITORY FROM PMFR PLANNED MULTIPLE FAMILY
RESIDENCE DISTRICT TO
PSFR2 PLANNED SINGLE FAMILY RESIDENCE DISTRICT
(AGE RESTRICTED)
(The Glen Subdivision- 1101 Nolan Road)
WHEREAS, the territory herein described has been annexed to the City of Elgin;
and
WHEREAS, written application has been made to reclassify said territory from
the PMFR Planned Multiple Family Residence District to the PSFR2 Planned Single
Family Residence District (Age Restricted); 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 (Age Restricted), the following
described property:
Those areas on the attached zoning plat, prepared by the Lannert Group.,
dated January 3, 2007, designated in the PSFR2 Planned Single Family
Residence District.
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 density for two family dwellings, subject to the provisions of
Chapter 19.60 Planned Developments of the Elgin Municipal Code, 1976,
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eli as amended. The PSFR2 District is most similar to, but departs from the
EE 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. 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.
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 "and
uses" [SR] shall be the only land uses allowed as a "permitted use" [SR] in
this PSFR2 District:
Residence Division.
1. "Detached single family dwellings (age restricted)" [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).
Construction Division.
9. "Contractors office and equipment areas" [SR] (UNCL).
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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. "Street Graphics" [SR] (UNCL), subject to the provisions of
Chapter 19.50, Street Graphics, 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 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 PTFR 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).
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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. 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 6,875 square feet for an interior lot
and 8,080 square feet for a corner lot.
3. Lot Width. The minimum required "lot width" [SR] shall be fifty-
six (56) linear feet for an interior lot and sixty-five (65) linear feet
for a corner lot.
4. 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 (public or private street), the minimum required
setback for a building from a "street lot line" [SR] shall be
twenty (20) linear feet. The minimum required setback
from the corner side yard of a house shall be fifteen (15)
linear feet.
b. Side Setback. The minimum required building setback
from a "side lot line" [SR] shall be five (5) linear feet, with
a minimum ten (10) linear foot building separation between
neighboring single family structures..
c. Interior Setback. The minimum required building setback
from an "interior lot line" [SR] shall be five (5) linear feet.
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d. Rear Setback. The minimum required building setback
from a"rear lot line" [SR] shall be thirty (30) linear 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 detached single family
zoning lot shall equal the "zoning lot area" [SR] times 0.34 (34%).
9. Building Coverage. In this PSFR2 zoning district, the maximum
"building coverage" [SR] for a detached 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 detached
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 attached single family zoning lot shall
be one thousand two hundred (1,200) square feet, allocated at a
maximum of six hundred (600) square feet for each detached
single family unit.
12. Landscaping. In this PSFR2 zoning district, each zoning lot shall
be developed in substantial conformance to the landscape plans
prepared by the Lannert Group, with a final revision date of
April 11, 2007.
13. Supplementary Regulations. 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 Preliminary Plat, prepared
by the Lannert Group, with a final revision date of
January 3, 2007
b. Substantial conformance to the Preliminary Engineering
Plan, prepared by Cowhey Gudmundson Leder, Ltd.., with
a final revision date of January 10, 2007.
c. Substantial conformance to the Preliminary Landscape
Plan, prepared by the Lannert Group,with a final revision
date of April 11, 2007.
d. Building elevations, floor plans and building materials for
detached single family dwellings in this PSFR2 zoning
district shall be in substantial conformance with the Typical
Streetscape (Sheet A-1), Single Family Elevations (Sheet
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A-2), and Single Family Plans (Sheet A-3) prepared by
Roth Architects, dated January 10, 2007. Additional
building elevations for detached single family dwellings to
be constructed in this PSFR2 zoning district may be
authorized and approved by the city's Community
Development Director so long as any such building
elevations are otherwise in compliance with the terms and
conditions of this ordinance and the annexation agreement.
e. Additions to any attached single family dwellings on the
subject property shall only be permitted to the rear
elevations of such structures.
f. No dwelling unit in this PSFR2 planned single family
residence district shall be occupied by any person contrary
to the age restrictions set forth in the private covenants for
the subject property and as further referenced and provided
for in Section 49 of the Third Amendment to the
Annexation Agreement for the subject property.
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.
I. 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.
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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.
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.
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rilk Section 3. That this ordinance shall be full force and effect immediately after its
passage in the manner provided by law.
igec,261C1----
Ed Schock, Mayor
Presented: December 5, 2007
Passed: December 5, 2007
Omnibus Vote: Yeas: 7 Nays: 0
Recorded: December 6, 2007
Published:
Attest:
Diane Robertson, Cit Clerk
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