G69-08 Ordinance No. G69-08
AN ORDINANCE
AMENDING AN ORDINANCE CLASSIFYING TERRITORY IN THE
PCF PLANNED COMMUNITY FACILITY DISTRICT
(West Ridge Community Church Subdivision—3170 Route 20)
WHEREAS, certain property commonly known as 3170 Route 20, Elgin, Illinois, has
previously been zoned in the PCF Planned Community Facility District pursuant to Ordinance
Number G95-05, adopted by the City Council of the City of Elgin on December 7, 2005; and
WHEREAS, the owner of such property has made written application to the City seeking
to amend Ordinance No. G95-05; 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.
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NOW, THEREFORE, BE IT ORDAINED BY THE CITY COUNCIL OF THE CITY
OF ELGIN, ILLINOIS, Ordinance No. G95-05 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 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:"
CHURCH PARCEL:
Lot 19 in West Ridge Village Center, Being a Part of the Southeast Quarter of
Section 7 and Part of the Northeast Quarter of Section 18, Township 41 North,
Range 8 East of the Third Principal Meridian, According to the Plat Thereof
Recorded March 2, 2006 as Document 2006K022854 Except That Part Described
as Follows: Beginning at the Westernmost Corner of Said Lot 19; Thence North
20 Degrees 00 Minutes 52 Seconds East Along the Westerly Line of Said Lot 19 a
Distance of 156.75 Feet; Thence South 64 Degrees 17 Minutes 14 Seconds East
298.18 Feet; Thence South 25 Degrees 42 Minutes 46 Seconds West 157.43 Feet
to the Northerly Right-of-Way Line of US Route 20 Per Document 2005K006529
Recorded January 18, 2005; Thence North 63 Degrees 59 Minutes 33 Seconds
West Along Said Right-of-Way Line 282.62 Feet to the Point of Beginning, all in
Kane County, Illinois.
LOG CABIN PARCEL:
Lot 26 in West Ridge Village Center, Being a Part of the Southeast Quarter of
Section 7 and Part of the Northeast Quarter of Section 18, Township 41 North,
Range 8 East of the Third Principal Meridian, According to the Plat Thereof
Recorded March 2, 2006 as Document 2006K022854, all in Kane County,
Illinois.
STORMWATER DETENTION PARCEL:
That Part of the Southeast Quarter of Section 7 and Part of the Northeast Quarter
of Section 18, Township 41 North, Range 8 East of the Third Principal Meridian,
Described as Follows: Commencing at a Point on the South Line of Said Section
7, 509.52 Feet West of the South-East Corner Thereof; Thence North 20 Degrees
02 Minutes 20 Seconds East 40.92 Feet; Thence North 64 Degrees 55 Minutes 42
Seconds West 83.14 Feet; Thence South 25 Degrees 04 Minutes 18 Seconds West
15.06 Feet to the Point of Beginning; Thence South 19 Degrees 41 Minutes 58
Seconds West 74.38 Feet; Thence North 90 Degrees 00 Minutes 00 Seconds West
159.44 Feet; Thence North 57 Degrees 03 Minutes 28 Seconds West 87.34 Feet;
Thence North 65 Degrees 18 Minutes 28 Seconds West 206.00 Feet; Thence
South 79 Degrees 08 Minutes 41 Seconds West 16.28 Feet; Thence South 54
Degrees 05 Minutes 40 Seconds West 23.69 Feet; Thence South 39 Degrees 46
Minutes 23 Seconds West 71.66 Feet; Thence South 28 Degrees 39 Minutes 40
Seconds West 56.91 Feet; Thence South 60 Degrees 34 Minutes 58 Seconds West
51.39 Feet; Thence North 67 Degrees 56 Minutes 57 Seconds West 160.55 Feet;
Thence North 23 Degrees 36 Minutes 25 Seconds West 49.34 Feet; Thence North
24 Degrees 15 Minutes 22 Seconds East 249.98 Feet; Thence South 86 Degrees
52 Minutes 43 Seconds East 147.54 Feet; Thence South 64 Degrees 55 Minutes
42 Seconds East 570.33 Feet to the Point of Beginning, All in Kane County,
Illinois (Property Commonly Known as 3170 Route 20).
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 a not for profit basis.
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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 in
accordance with the 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).
Public Administration Division.
3. Public administration (J).
4. Justice, public order, and safety (92).
Finance, Insurance, and Real Estate Division.
5. "Development sales office" [SR] (UNCL).
Services Division.
9. Elementary and secondary schools (821).
10. Churches, covenants, monasteries, and temples (8661).
11. Other schools and educational services (829).
12. Museums, art galleries and botanical and zoological gardens (841).
15. Public Libraries (823).
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16. Vocational Schools (824).
Construction Division.
17. "Contractors office and equipment areas" [SR] (UNCL).
Transportation, Communication and Utilities Division.
20. "Commercial antennas and antenna structures mounted on existing
structures" [SR] (UNCL).
21. "Radio and television antennas" [SR] (UNCL).
22. "Satellite dish antennas" [SR] (UNCL).
23. "Treatment, transmission, and distribution facilities: poles, wires, cables,
conduits, laterals, vaults, pipes, mains, and valves" [SR] (UNCL).
Miscellaneous Uses Division.
25. "Fences and walls" [SR] (UNCL).
26. "Loading facilities" [SR] (UNCL), exclusively "accessory" [SR], subject
to the provisions of Chapter 19.47, Off Street Loading.
27. "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.
28. "Parking structures" [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.
29. "Refuse collection area" [SR].
30. "Storage Tanks" [SR] (UNCL).
31. "Signs" [SR] (UNCL), subject to the provisions of Chapter 19.50, Signs.
32. "Temporary uses" [SR] (UNCL).
33. "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.
34. "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:
Services Division.
1. Arenas, sports fields, and stadiums (UNCL).
2. Child day care services (835).
3. "Institutional child day care services" [SR] (8351).
4. Job training and vocational rehabilitation service.
5. Social services not elsewhere classified(839).
6. Sporting and recreational camps(7032).
Transportation, Communication and Utilities Division.
12. "Conditional commercial antennas and antenna structures mounted on
existing structures" [SR] (UNCL).
13. "Conditional Commercial Antenna Tower" [SR] (UNCL).
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14. Electric power generation (UNCL).
17. Local and suburban passenger transportation operators (411).
18. Local and suburban transit and interurban highway passenger
transportation facilities for passenger boarding (417).
20. "Other radio and television antennas" [SR] (UNCL).
22. "Other satellite dish antennas" [SR] (UNCL).
23. Pipelines, except natural gas (461).
27. Refuse systems (4953).
32. "Treatment, transmission, and distribution facilities: equipment,
equipment buildings, towers, exchanges, substations, regulators" [SR]
(UNCL).
Miscellaneous Uses Division.
36. "Parking lots" [SR] (UNCL), subject to the provisions of Chapter 19.45,
Off-Street Parking.
37. "Parking structures" [SR] (UNCL).
38. "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.
39. "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.
40. "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 shall be
subject to the following conditions:
1. Substantial conformance to the Building Elevations (labeled Amended
Exhibit H), dated April 16, 2005.
2. Substantial conformance to the Church Layout Exhibit, prepared by
Christopher Burke Engineering West, Ltd., dated May 9, 2005.
3. Substantial conformance to the West Ridge Village Monument Details,
prepared by Gary Weber and Associates, Inc., dated May 13, 2005.
4. Substantial conformance to the Statement of Purpose and Conformance,
submitted by Eric Goodman, dated August 30, 2007.
5. Substantial conformance to the West Ridge Community Church
Preliminary Plat prepared by Land Vision, dated April 1, 2008.
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6. Substantial conformance to the West Ridge Village Center Preliminary
Engineering Plan prepared by Christopher B. Burke, dated last revised
March 7, 2008.
7. Substantial conformance to the development plans for West Ridge
Commercial Development, consisting of a cover sheet, the West Ridge
Community Church Site Plan prepared by Land Vision, dated April 1,
2008, the building elevations on the West Ridge Community Church Site
Plan exhibit prepared by Land Vision, dated April 1, 2008, the Floor Plans
from the New Commercial Building for West Ridge Community Village
exhibit prepared by Miniscalco Architects LTD, dated modified October
19, 2007, the West Ridge Village Center Landscape Plan prepared by
Christopher B. Burke, dated March 7, 2008, the West Ridge Community
Church Landscape Plan prepared by Gary Weber, dated February 14,
2005, unless indicated differently on the West Ridge Village Center
Landscape Plan prepared by Christopher B. Burke, dated March 7, 2008,
and the West Ridge Community Church Shared Parking Exhibit prepared
by Land Vision, dated April 1, 2008.
8. The diameters of the plant materials indicated on the West Ridge Village
Center Landscape Plan prepared by Christopher B. Burke, dated March 7,
2008, must represent accurate plant diameters to scale. Along the entire
western lot line transition landscape yard, a compact continuous landscape
hedge must be maintained at a minimum eight foot height and must supply
100% screening year round. The transition landscaping will need to be
installed by a date certain deadline as determined by the Development
Administrator.
9. All freestanding monument style graphics and wall mounted graphics
must meet the requirements of Chapter 19.50 Street Graphics of the Elgin
Municipal Code. Proposed graphics must be submitted to and approved
by the Community Development Group.
10. Planted landscaping that has died needs to be replaced. This landscaping
will need to be installed by a date certain deadline as determined by the
Development Administrator.
11. The refuse collection area should be enclosed with a wall constructed of
material that matches the building material used on the commercial
building. Plans for the refuse collection area must be submitted to and
approved by the Community Development Group.
12. At all times through build-out of the project and re-occupancy of various
leasable areas, the required number of off street parking spaces shall be
provided.
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13. The required number of parking spaces on site shall include: for the
church, 1 parking space for every four seats and 1 parking space per
employee during peak shift; the future assembly hall, 1 parking space for
every four seats and 1 parking space per employee during peak shift; the
commercial building, 1 parking space for every 250 square feet of retail
space, 1 parking space for every 250 square feet of office space, and 1
parking space for every 500 square feet of floor area with a minimum of
two stalls per residential dwelling unit; and the bank building, 1 parking
space for every 250 square feet of floor area.
14. All parking spaces must be a minimum 18.5 feet in length and all parking
aisles must be a minimum 22 feet in length.
15. Reciprocal access agreements required for all access points between the
West Ridge development and Trinity Chase subdivision and road
maintenance agreements must be submitted and approved by the
Community Development Group prior to the issuance of building permits.
16. Prior to the development of the Worship Center building in this PCF
district, the owner and developer of the Subject Property shall be required
to submit a development plan to the City for a public hearing and city
council approval pursuant to the provisions of Chapter 19.60, Planned
Developments, of the Elgin Municipal Code, 1976, as amended. Such
review by the City of Elgin shall include, but not be limited to, site design,
architectural features and exterior building materials of the Worship
Center Building and review of the proposed shared parking arrangements
for this PCF District and the adjacent PAB District.
17. Compliance 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. Signs. In this PCF zoning 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 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
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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. 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 PCF zoning district and without
necessitating that all other property owners in this PCF 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. 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
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
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appealed subject to the provisions of Chapter 19.75, Appeals of the Elgin
Municipal Code, 1976, as amended.
R. ARC Arterial Road Corridor Overlay District. Notwithstanding anything to
the contrary in this ordinance, the use and development of the Subject Property in
this PCF zoning district shall also be subject to the regulations of the ARC
Arterial Road Corridor Overlay District. In the event of any conflict between the
regulations in the ARC Arterial Road Corridor Overlay District and the other
provisions of this ordinance, the regulations of the ARC Arterial Road Corridor
Overlay District shall control.
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: October 8, 2008
Passed: October 8, 2008
Omnibus Vote: Yeas: 5 Nays: 0
Recorded: October 9, 2008
Published:
Attest:
Diane Robertson, City lerk
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