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HomeMy WebLinkAboutG21-23 Ordinance No. G21-23 AN ORDINANCE AMENDING ORDINANCE NO. G9-01, AS AMENDED BY ORDINANCE NO. G56-18 AND ORDINANCE NO. G8-21 FOR A PORTION OF A PAB PLANNED AREA BUSINESS DISTRICT (351-365 South Randall Road) WHEREAS, the territory herein described has been classified in the PAB Planned Area Business District, and is subject to the requirements of Ordinance No. G9-01; and WHEREAS, by adopting Ordinance No. G56-18 on September 26, 2018, the City Council amended certain provisions of PAB Planned Area Business District established by Ordinance No. G9-01 pertaining to the property commonly referred to as 351-365 South Randall Road (the "Subject Property"); WHEREAS, by adopting Ordinance No. G8-21 on February 10, 2021, the City Council further amended certain provisions of PAB Planned Area Business District established by Ordinance No. G9-01, as amended by Ordinance No. G56-18, pertaining to the Subject Property; and WHEREAS, written application has been made to further amend Ordinance No. G9-01, as amended by Ordinance No. G56-18 and Ordinance No. G8-21, to allow the establishment of an adult-use cannabis dispensing organization with a departure from the parking requirement at 353- 355 South Randall Road; and WHEREAS, the zoning lot with the building containing the premises at 351-365 South Randall Road is legally described in Section 2. of Ordinance No. G56-18 (the"Subject Property"); and WHEREAS,the Planning and Zoning Commission conducted a public hearing concerning said application on March 6, 2023 following due notice including by publication; and WHEREAS, the Community Development Department and the Planning and Zoning Commission have submitted their Findings of Fact concerning said application; and WHEREAS, the Community Development Department and the Planning and Zoning Commission recommend approval of said application, subject to the conditions articulated below; and WHEREAS, the City Council of the City of Elgin, Illinois, has reviewed the findings and recommendations of the Community Development Department and the Planning and Zoning Commission; and WHEREAS,the City of Elgin is a home rule unit and as a home rule unit may exercise any power and perform any function pertaining to its government and affairs; and WHEREAS, zoning, including, but not limited to, this ordinance granting an amendment to the PAB Planned Area Business District established by Ordinance No. G9-01, as amended by Ordinance No. G56-18 and Ordinance No. G8-21, pertains to the government and affairs of the city. 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 March 6, 2023, and the recommendations made by the Community Development Department and the Planning and Zoning Commission, a copy of which is attached hereto and made a part hereof by reference as Exhibit A. Section 2. That Section 3 of Ordinance No. G56-18, which regulates "Land Use" in the PAB Planned Area Business District of the Subject Property, is hereby amended to allow the following additional land use as a "conditional use" [SR] in this PAB Planned Area Business District: 14. "Adult-use cannabis dispensing organization" [SR] Section 3. That Section 6. C. of Ordinance No. G9-01, which regulates"Site Design", which was re-lettered to Section 6. F. by Ordinance No. G56-18, as amended by Ordinance No. G8-21, is hereby further amended with respect to the Subject Property by adding the following additional conditions: In this PAB Planned Area Business District, except as otherwise provided for herein, the development of the Subject Property shall be subject to the following additional conditions: 15. Substantial conformance to the Development Application submitted by High Haven Dispensary, LLC, as applicant, and Randall Rd Real Estate, LLC, as property owner, received January 24, 2023, and supporting documents including: a. Undated High Haven Dispensary, LLC Statement of Purpose and Conformance, received February 20, 2023; b. ALTA/ACSM Land Title Survey, prepared by Landmark Engineering Group, Inc., dated January 14, 2003; c. Leasing Space Plan, Sheet LSP-1.0, prepared by MRV Architects, Inc., dated May 18, 2022, last revised May 30, 2022, with such further revisions as required by the Community Development Director; d. Floor Plan and Schedules, Sheet A1.00, prepared by Gregory E. Lyons, dated January 18, 2023, with such further revisions as required by the Community Development Director; e. Ceiling Plan, Sheet A1.01,prepared by Gregory E. Lyons, dated January 18, 2023, with such further revisions as required by the Community Development Director; f. Elevations plan, prepared by MRV Architects, Inc., dated May 18, 2022, last - 2 - revised May 30, 2022, with such further revisions as required by the Community Development Director; g. Undated High Haven Dispensary, LLC Sign Plan, received January 20, 2023, with such further revisions as required by the Community Development Director; h. Undated High Haven Dispensary Inventory Control Plan, received January 20, 2023; i. Undated High Haven Dispensary Cannabis Waste Disposal Plan, A Plan for the Removal,Destruction,and Disposal of Cannabis Waste,received January 20,2023; and j. Undated High Haven Dispensary Security and Lighting Plan, received January 20, 2023. In the event of any conflict between such documents and the terms of this ordinance or other applicable city ordinances, the terms of this ordinance or other applicable city ordinances shall supersede and control. 16. If any new exterior lighting is proposed, at the time of building permit review, the applicant shall submit a photometric plan which incorporates any existing and proposed outdoor lighting fixtures, including free standing lights and building-mounted light fixtures, in compliance with the zoning ordinance requirements. 17. Before the issuance of an occupancy permit, the proposed "adult-use cannabis dispensing organization" [SR] must file a copy of all required state licenses to operate as an "adult-use cannabis dispensing organization" [SR] with the Development Administrator. 18. The proposed adult-use cannabis dispensing organization may expand within the existing building without the need to amend this conditional use approval,provided the applicant receives all applicable State of Illinois licenses and approval for such expansion. The applicant shall submit the applicable State of Illinois license and other approvals to the Development Administrator prior to such expansion. 19. On-premises consumption of cannabis or a product-containing cannabis is prohibited. A sign, at least eight and one-half(8.5) inches by eleven (11) inches, shall be posted inside, at a location clearly visible to patrons, with the following language, "Smoking, eating, drinking, or other forms of consumption of cannabis or products containing cannabis is prohibited anywhere inside or on the grounds of this establishment." 20. The business operations of the proposed adult-use cannabis dispensing organization shall comply with all restrictions and requirements of Ordinance No. G65-19, an Ordinance Regarding Regulations for Cannabis Business Establishments And Amendments to Ordinances Regarding Cannabis and Drug Paraphernalia, as amended. 21. The sale of cannabis products to persons under twenty-one (21) years of age is prohibited. A photo identification showing proof of age shall be required of everyone under twenty-seven (27) years of age desiring to purchase cannabis products. A sign, - 3 - at least eight and one-half(8.5) inches by eleven (11) inches, with lettering on such sign at least one-half inch (0.5") in height, shall be posted inside, at a location clearly visible to patrons, with the following language, "The sale of cannabis products to persons under twenty-one (21) years of age is prohibited." 22. The applicant shall comply with the restrictions for advertising outlined in Section 6.07.100 of the Elgin Municipal Code, as amended. 23. No products sold by the proposed adult-use cannabis dispensing organization shall be visible from the public street, sidewalk or other public place. 24. The proposed adult-use cannabis dispensing organization may only accept cannabis deliveries into the restricted access area. Deliveries may not be accepted through the public or limited access areas without prior approval from the State of Illinois. No deliveries shall be accepted, and no material or product pick-up shall be scheduled through the rear entrance before 10 a.m. daily. 25. The proposed adult-use cannabis dispensing organization is prohibited from selling any product containing alcohol, except tinctures, which must be limited to containers that are no larger than 100 milliliters. 26. The proposed adult-use cannabis dispensing organization shall not produce or manufacture any cannabis. 27. All street graphics must comply with the zoning ordinance requirements. 28. A Certificate of Occupancy for the proposed adult-use cannabis dispensing organization shall be issued not later than three years from the date of the adoption of this ordinance. 29. Compliance with all applicable codes and ordinances. Section 4. That Section 6. D. of Ordinance No. G9-01, which regulates "Off Street Parking", which was amended and re-lettered to Section 6. G. by Ordinance No. G8-21, is hereby further amended to replace the Condition 1. in its entirety with the following two conditions: In this PAB Planned Area Business District, except as otherwise provided for herein, the development of the Subject Property shall be subject to the following conditions: 1. A departure is hereby granted to allow the construction of the proposed restaurant with a drive-through facility,and the establishment of any other use classified as a permitted use in the PAB Planned Area Business District established by Ordinance No. G9-01, as amended by Ordinance No. G56-18, provided a minimum of 54 parking spaces are located on the Subject Property. - 4- 2. A departure is hereby granted to allow the establishment of an adult-use cannabis dispensing organization within a commercial tenant space commonly known as 353- 355 South Randall Road on the Subject Property without the requirement to provide additional parking spaces,provided a minimum of 54 parking spaces are located on the Subject Property. Section 5. That except as amended herein,the use and development of the Subject Property shall be controlled pursuant to the provisions of Ordinance No. G9-01, as amended by Ordinance No. G56-18 and Ordinance No. G8-21. In the event of any conflict between this ordinance, Ordinance No. G9-01, Ordinance No. G56-18, and Ordinance No. G8-21, this ordinance and associated documents shall control and prevail. Section 6. That this ordinance shall be in full force and effect immediately after its passage in the manner provided by law. David J. Kaptt m, M or Presented: April 26, 2023 Passed: April 26, 2023 Vote: Yeas: 6 Nays: 2 Abstain: 1 Recorded: April 26, 2023 Published: April 26, 2023 A st: imberly Dewis, City Qer - 5 - EXHIBIT A March 6, 2023 RECOMMENDATION & FINDINGS OF FACT OF THE COMMUNITY DEVELOPMENT DEPARTMENT AND THE PLANNING & ZONING COMMISSION CITY OF ELGIN, IL OVERVIEW Provided herein are the written findings and recommendation of the Community Development Department and the Planning & Zoning Commission regarding Petitions 05-23 and 06-23 an application by Randall Rd Real Estate LLC, as applicant, and High Haven Dispensary LLC, as property owner, requesting approval of an amendment to PAB Planned Area Business District established by Ordinance No. G9-01, as amended by Ordinance No. G56-18 and Ordinance No. G8-21,with departures from the Elgin Municipal Code requirements for the minimum number of off-street parking spaces, and any other departures as may be necessary or desirable, and a conditional use to establish an adult use cannabis dispensary at the property commonly known as 353-355 S. Randall Road, more specifically identified by the Kane County Property Index Numbers 06-21-152-002 and 06-21-152-040. The properties classified in the PAB Planned Area Business District,PCF Planned Community Facility District,and PMFR Planned Multiple Family Residence District established by Ordinance No. G9-01, as amended by Ordinance No. G56-18 and Ordinance No. G8-21, are commonly known as 300-355 Loyola Drive, 325 S. Randall Road, 351-365 S. Randall Road, 395 S. Randall Road,and 415 S. Randall Road. GENERAL INFORMATION Petition Number: 05-23 and 06-23 Property Location: 353-355 S. Randall Road Requested Action: Map Amendment to Planned Development and Conditional Use Current Zoning: PAB Planned Area Business District, established by Ordinance No. G9-01, as mended by Ordinances NOs. G56-18 and G8-21, and ARC Arterial Road Corridor Overlay District Proposed Zoning: No change. PAB Planned Area Business District and ARC Arterial Road Corridor Overlay District Existing Use: Vacant commercial space Recommendation & Findings of Fact Petitions 05-23 and 06-23 March 6, 2023 Proposed Use: Adult-use cannabis dispensing organization Applicant: High Haven Dispensary, LLC Owner Randall Rd Real Estate,LLC Staff Coordinator: Damir Latinovic,AICP. Senior Planner Exhibits Attached: A. Aerial B. Zoning Map C. Parcel Map D. Site Location E. Development Application and Attachments F. Draft Ordinances and Resolution G. Application for State of Illinois License available electronically here: hqps://elgin.gpp.box.com/folder/196003604281 BACKGROUND Randall Rd Real Estate LLC, as applicant, and High Haven Dispensary LLC, as property owner, are requesting approval of an amendment to PAB Planned Area Business District established by Ordinance No. G9-01, as amended by Ordinance No. G56-18 and Ordinance No. G8-21, with departures from the Elgin Municipal Code requirements for the minimum number of off-street parking spaces, and any other departures as may be necessary or desirable, and a conditional use to establish an adult use cannabis dispensary at the property commonly known as 353-355 S. Randall Road, more specifically identified by the Kane County Property Index Numbers 06-21- 152-002 and 06-21-152-040.The properties classified in the PAB Planned Area Business District, PCF Planned Community Facility District,and PMFR Planned Multiple Family Residence District established by Ordinance No. G9-01, as amended by Ordinance No. G56-18 and Ordinance No. G8-21,are commonly known as 300-355 Loyola Drive, 325 S. Randall Road,351-365 S. Randall Road, 395 S. Randall Road, and 415 S. Randall Road. The subject property is a 3,170-square-foot commercial tenant space within a 15,000-square-foot multi-tenant commercial building.The 1.6-acre property includes 54 parking spaces and is located -2 - Recommendation& Findings of Fact Petitions 05-23 and 06-23 March 6, 2023 on the east side of Randall Road just south of South Street.The access to the property is in the rear from DePaul Drive, a private street which provides access to South Street. Except for the subject tenant space, the remainder of the building is fully occupied. The existing tenants include Dunkin'/Baskin Robins restaurant with a drive-through service window, World Finance (a loan service company), Kumon (a tutoring center), Top Shelf Sports Cards, and Team Rehabilitation (an outpatient physical therapy facility). The property is part of the College Park Square Subdivision that was annexed in 1994. Ordinance No. G9-01 established the current PAB Planned Area Business District planned development and regulations for the property, which largely match the requirements of the AB Area Business District.The City approved Ordinance No. G56-18 in 2018 to allow Kumon and other conditional uses on the property.The City approved Ordinance No.G8-21 in 2021 to allow the Dunkin'/Baskin Robins restaurant with a drive-through service window. Su Pro ert r r. .�.Y. rr.CIF,• --:�`"•�_^ � jA lie • .� i Y 'ii �,�,. .. s ,i \` ` Subject tenant sp aId. 35' 35�` - Rdall Rd Figure 1.Site area map with zoning overlay Proposal High Haven Dispensary, LLC is proposing to establish an adult-use cannabis dispensary within the 3,170-square foot commercial tenant space at 353-355 S. Randall Road. - 3 - Recommendation & Findings of Fact Petitions 05-23 and 06-23 March 6, 2023 ----------- - -- -"r= ---------------- gr t 43 1 ♦e 6 � 3 N 11 Figure 2.Proposed floor plan The applicant is proposing significant interior renovations to accommodate the new use, but exterior changes to the building or the site are not proposed. The front of the retail space would include a 160-square-foot entry/security area vestibule. Customers' age would be verified here before being allowed to enter the sales floor (only persons 21 years of age or older would be permitted to enter).A maximum of five persons per sales associate would be permitted in the sales floor, and High Haven estimates that no more than three sales associates would be working at any one time. Sales associates would operate from the back of the sales floor space. Products would be stored in a vault from which sales orders would be fulfilled to the sales associates before they are sold to the customer. The back of the tenant space would also include an office, break room, restroom, delivery check-in area near the rear door, and several storage rooms/closets. Product delivery would only be from the rear door in the back of the building. The facility would operate as a retail store selling cannabis products for recreational use only.The facility would not operate as a medical cannabis dispensary. No on-premises consumption, either within the store or outside, is proposed, nor is it permitted. Other than the typical wall and monument signage for the business,High Haven would not be permitted to advertise its products, including no advertisement or the display of products in the storefront windows. Any exterior signage would meet the zoning ordinance requirements. The facility would be open 10 a.m. to 9 p.m. Monday through Sunday with up to six employees during the peak shift including two on- site security guards during the hours of operation. High Haven anticipates the peak hours would be Thursday and Friday late afternoons/early evening and Saturday and Sunday all day. The Elgin Police Department has reviewed the extensive security plan and finds it acceptable. -4- Recommendation&Findings of Fact Petitions 05-23 and 06-23 March 6,2023 The City amended its zoning ordinance in 2019 to allow various adult-use cannabis land uses in certain zoning districts,including adult-use cannabis dispensaries.Adult use cannabis dispensaries are allowed in the commercial AB and NB zoning districts along arterial roadways, and in the downtown area in the CC 1 and CC2 zoning districts,provided they are located more than 250 feet from a sensitive land use. The sensitive land uses are defined as pre-existing public or private preschool or elementary or secondary school or daycare center, daycare home, group daycare home, part day childcare facility, college, or university, or a publicly owned or operated park or forest preserve. The subject property is zoned PAB Planned Area Business District. This planned development was established in 2001 by Ordinance No. G9-01.The PAB District was later amended in 2018 to allow Kumon and other certain conditional uses, and in 2021 to allow Dunkin'/Baskin Robins restaurant with the drive-through pick-up window. The adult-use cannabis dispensary is not listed as a permitted nor conditional use in the PAB District for the property. Therefore,the applicant is requesting approval to amend the PAB District to allow an adult-use cannabis dispensary as a conditional use, and subsequently conditional use approval for its proposed adult-use cannabis dispensary. The facility would be located more than 400 feet from the closest sensitive land use, the South Street Kindercare day care center at 285 South Street. The proposal also requires a renewed departure from the zoning ordinance parking requirements. The proposed cannabis dispensary is required to provide one parking space per 250 square feet of floor area,same as any other retail store. With 3,170 square feet,the facility is required to have 13 parking spaces.With the existing mix of uses in the building and the proposed cannabis dispensary, the entire shopping center is required to have 100 parking spaces. The property is improved with 54 parking spaces. When the City approved the establishment of the Dunkin' restaurant in 2021,a departure from the parking requirements was approved for the property which allows the establishment of any permitted use on the property without the need for additional parking. Even though the proposed adult-use cannabis dispensary is a retail land use,it would be classified as a conditional use,which requires renewing the departure from the parking requirements. The applicant has observed parking availability on the property and has submitted parking occupancy counts during several times of the week. While the hours of operation for the proposed dispensary are 10 am to 9 pm Monday through Sunday,the applicant anticipates the busiest times for the dispensary would occur on Thursday and Friday late afternoons/early evenings and on Saturdays and Sundays.This compares well with the peak occupancies of other existing tenants in the building. Dunkin' has the largest regulatory parking requirement of 37 parking spaces (one parking space per 60 square feet)but its true parking demand is far less because the vast majority of its customers use the drive-through and the peak times occur in the morning before 10 a.m. when most other -5 - Recommendation & Findings of Fact Petitions 05-23 and 06-23 March 6, 2023 businesses are closed. Kumon's peak times are Monday and Thursdays from 3:30 p.m. to 6:30 p.m., and on Saturday mornings from 10 a.m. to 12 p.m. The physical is open 7 a.m. to 7 p.m. Monday to Friday. The office is closed on weekends. World Finance is open during normal business hours from 9 a.m.to 5:30 p.m.Monday to Friday and from 9 a.m.to 12 p.m.on Saturdays. Top Shelf Sports Cards is open 10:30 a.m. to 4 p.m. Tuesday to Saturday. The store is closed on Sundays. Based on the peak hours of operations for other tenants in the building, and the anticipated peak times for the proposed dispensary,the peak parking demand in the shopping center is expected to occur on Thursday late afternoons/early evening and/or on Saturday mornings. The applicant has provided parking occupancy counts during various times of the week. The peak demand for parking currently occurs on Thursday late afternoons when 30 parking spaces are occupied(or 55 percent). That leaves 24 parking spaces available for the use by the dispensary employees and customers. Therefore, the existing parking lot will continue to adequately serve the existing uses and the proposed cannabis dispensary. The other important factor when evaluating available parking is the rate at which parking spaces turn over. Encouraging parking turnover is the reason why many street parking spaces in high demand locations like downtowns use parking meters or other time-based limitations. The nature of the business also plays a part. A person parking at an upscale, sit-down restaurant will be occupying their parking space much longer than a person going to their drycleaners. High Haven offers customers a pre-ordering system such that most persons only spend 10-20 minutes in store. High Haven has also agreed to require its employees to park at the back of the building. The requested departure from the parking requirement is listed in Table 1 below and is further described in Planned Development Departures and Exceptions section of the staff report further below. Table 1.Detail of Requested Departure 351-365 S. Randall Road Zoning Ordinance Provision Requirement Proposal 100 based on existing # of parking spaces tenants and the proposed 54(existing on site) cannabis dispensary While the company was established in 2019, each member of its team has several years of experience working in the cannabis industry. High Haven has received conditional approval for five cannabis dispensaries from the State of Illinois, two of which are for the Chicagoland area. The applicant has 180 days to get the facility ready for operation and issuance of the full State of Illinois license. Extensions to this time frame may be granted by the State upon request. High Haven already operates one cannabis dispensary in Bay City, Michigan. -6- Recommendation&Findings of Fact Petitions 05-23 and 06-23 March 6, 2023 The Community Development Department offers the following additional information: A. Property History. The subject property was subdivided and annexed to the city in 1994. Upon annexation, the property was zoned PAB Planned Area Business District by Ordinance No. G52-94. Subsequently Ordinances No. G48-95 and No. G16-00 amended the regulations for the PAB Planned Area Business District. The existing 14,894-square foot building was constructed in 2000. In 2001, Ordinance No. G9-01 was adopted which repealed all previous ordinances and established the current regulations for the PAB Planned Area Business District and the subject property. In 2018, the City approved Ordinance No. G56-18, which amended Ordinance No. G9-01 to include a list of conditional uses. At the same time, the City approved ordinance G57-18, which granted conditional use to allow the establishment of Kumon Math and Reading Center at 361 S. Randall Road. In 2021, the City approved Ordinance No. G8-21, which allowed the establishment of Dunkin'/Baskin Robins restaurant with a drive-through service at 351 S. Randall Road. B. Surrounding Land Use and Zoning. The properties to the north and south are also zoned PAB Planned Area Business District established by Ordinance No.G9-01.The property to the north is improved with a one-story bank building home to First Federal Savings Bank. The property to the south is improved with a motor-vehicle repair shop home to Tuffy Auto Service Center. The property to the east is zoned PMFR Planned Multiple-Family Residence District and is also part of the same planned development established by Ordinance No. G9-01. The property is improved with four multiple-family buildings with a total of 40 residential units. The properties to the west across S. Randall Road are zoned AB Area Business District and ARC Arterial Road Corridor Overlay District and are improved with commercial service uses, Shell gas station and convenience center, and Merlin 200,000 Miles motor vehicle repair shop. C. Comprehensive Plan. The subject property is designated as Corridor Commercial by the City's 2018 Comprehensive Plan. Located along the City's heavily traveled corridors and intersection, Corridor Commercial areas provide retail services to both local and regional consumer bases. These areas contain a mix of retail from large community centers with multiple tenants to smaller stand-along businesses.Corridor Commercial areas are the most widely accommodating and ranging commercial areas within the city. Corridor Commercial areas are auto-oriented by nature but should also be enhanced to be pedestrian- friendly. D. Zoning District. The purpose and intent of this PAB zoning district established by Ordinance G9-01, as amended by Ordinance Nos. G56-18 and G8-21, is to provide a -7- Recommendation & Findings of Fact Petitions 05-23 and 06-23 March 6,2023 planned commercial environment, subject to the provisions of Chapter 19.60 Planned Developments of the Elgin Municipal Code, 1976, as amended. The PAB district is most similar to AB Area Business District, the purpose and intent of which is to provide commodities and services to several neighborhoods, and in some instances to a communitywide or regional supporting population. AB zoning districts are limited by the applicable site design regulations to an intermediate scale of development relative to NB Neighborhood Business Districts and the CC 1 Center City District. E. Trend of Development. The subject property is located along Randall Road commercial corridor. Over the last 20 years, Randall Road has developed into the City's primary commercial retail corridor with wide range of retail and service uses serving city residents. Due to its high volume of traffic as Kane County's primary arterial road, the uses along Randall Road also provide services to residents from other surrounding communities.Most developments along Randall Road are auto-oriented with surface parking lots in front of small and large one-story commercial buildings. Typical uses include fast-food, fast- casual, and sit-down restaurants, general retail stores, and motor-vehicles service stations and repair shops. FINDINGS After due notice as required by law, the Planning & Zoning Commission conducted a public hearing in consideration of Petitions 05-23 and 06-23 on March 6,2023.Testimony was presented at the public hearing in support of and against the application. The Community Development Department submitted a Development Application Review and Written Findings and Recommendation to the Planning and Zoning Commission dated March 6, 2023. The Community Development Department and the Planning & Zoning Commission have made the following findings regarding this application against the standards for map amendments outlined in§ 19.55.030,standards for planned developments outlined in§ 19.60.040,and standards for conditional use outlined in§ 19.65.030 STANDARDS FOR MAP AMENDMENTS AND PLANNED DEVELOPMENTS A. Site Characteristics Standard. The suitability of the subject property for the planned development with respect to its size, shape, significant natural features including topography, watercourses and vegetation and existing improvements. Findings. The subject property is suitable for the intended planned development with respect to its size, shape, significant features including topography, watercourses, vegetation, and existing improvements. The 1.6-acre property is improved with a 14,894- square foot building and 54 accessory parking spaces. The applicant is proposing substantial interior renovation, but exterior changes to the building or the site are not proposed. There are no significant natural features including topography, watercourses, - 8- Recommendation & Findings of Fact Petitions 05-23 and 06-23 March 6,2023 vegetation, and existing improvements that would have a negative impact on the proposed development. B. Sewer and Water Standard. The suitability of the subject property for the planned development with respect to the availability of adequate Municipal water, wastewater treatment and stormwater control facilities. Findings. The subject property is suitable for the intended planned development with respect to the availability of adequate water, sanitary treatment, and storm water control facilities. The existing building on the property is currently served by municipal water, sanitary sewer, and stormwater systems. The applicant is not proposing any changes to the existing water and sanitary sewer facilities. The existing facilities can adequately serve the existing uses and the proposed use on the property. C. Traffic and Parking Standard. The suitability of the subject property for the planned development with respect to the provision of safe and efficient on-site and off-site vehicular circulation designed to minimize traffic congestion. 1. Nonresidential land uses should be located central and accessible to the area or population served without requiring traffic movements through or into a residential neighborhood. Nonresidential land uses should not be located within residential neighborhoods, but on their periphery as defined by the "arterial street"[SRI system. 2. The number of locations for vehicular access to or from a public right of way should be limited to those which are necessary for the reasonable use of the property and consistent with current traffic engineering standards. Property with two (2) street frontages should not be permitted access to or from the street with the higher degree of continuity within the overall street system or with the higher traffic volume. With the exception of residential driveways, locations for vehicular access to or from a public right of way should be aligned directly opposite existing or approved locations across the street. Findings. The subject property is suitable for the intended planned development with respect to the provision of safe and efficient on-site and off-site vehicular circulation designed to minimize traffic congestion.The access to the property is from a private street, DePaul Drive, adjacent to the east. DePaul Drive connects to South Street which has a signalized intersection with Randall Road. The property also has cross access easement rights with the commercial property to the south, which is currently home to Tuffy Auto Service Center. The applicant is not proposing any exterior changes to the building or the site. The property functions with safe and efficient traffic circulation. The proposed cannabis dispensary is required to provide one parking space per 250 square feet of floor area, same as any other retail store. With 3,170 square feet, the facility is required to have 13 parking spaces. With the existing mix of uses in the building and the proposed cannabis dispensary, the entire shopping center is required to have 100 parking -9- Recommendation &Findings of Fact Petitions 05-23 and 06-23 March 6,2023 spaces.With 54 parking spaces on site,the property does not meet the parking requirement. When the City approved the Dunkin' restaurant in 2021, a departure from the parking requirements was approved for the property which allows the establishment of any permitted use on the property without the need for additional parking. Even though the proposed adult-use cannabis dispensary is a retail land use, it would be classified as a conditional use,which requires renewing the departure from the parking requirements. With peak parking demand for Dunkin' occurring before 10 a.m.,the biggest tenant in the building(Team Rehabilitation Physical Therapy)closed on weekends, and Kumon's peak operating hours occurring after school in the late afternoon, the peak parking demand on the property occurs during weekday afternoons. The peak demand for parking currently occurs on late Thursday afternoons when 55 percent of the parking spaces are occupied(30 of 54 parking spaces).That leaves 24 parking spaces available for the use by the dispensary employees and customers. Therefore, the existing parking lot will continue to adequately serve the existing uses and the proposed dispensary. Still, the applicant has agreed to require its employees to park in the rear of the building to ensure parking spaces in front are for customers and turn over quickly. D. Zoning history Standard. The suitability of the subject property for the planned development with respect to the length of time the property has remained undeveloped or unused in its current zoning district. Findings. The property is suitable for the intended planned development with respect to the length of time the property has remained undeveloped or unused in its current zoning district. The subject property was subdivided and annexed to the city in 1994. Upon annexation,the property was zoned PAB Planned Area Business District by Ordinance No. G52-94. Subsequently Ordinances No. G48-95 and No. G16-00 amended the regulations for the PAB Planned Area Business District.The existing 14,894-square foot building was constructed in 2000. Ordinance No. G9-01 was adopted in 2001 which repealed all previous ordinances and established the current regulations for the PAB Planned Area Business District and the subject property. The City approved Ordinance No. G56-18 in 2018, which amended Ordinance No. G9-01 to include a list of conditional uses. At the same time, the City approved ordinance G57-18,which granted a conditional use for Kumon at 361 S.Randall Road. The City approved Ordinance No. G8-21 in 2021, which allowed the establishment of Dunkin'/Baskin Robins restaurant with a drive-through service at 351 S. Randall Road. E. Surrounding Land Use and Zoning Standard. The suitability of the subject property for the planned development with respect to consistency and compatibility with surrounding land use and zoning. - 10- Recommendation& Findings of Fact Petitions 05-23 and 06-23 March 6,2023 Findings. The property is suitable for the intended planned development with respect to consistency and compatibility with surrounding land uses and zoning.The properties to the north and south are also zoned PAB Planned Area Business District established by Ordinance No.G9-01.The property to the north is improved with a one-story bank building home to First Federal Savings Bank. The property to the south is improved with a motor- vehicle repair shop home to Tuffy Auto Service Center. The property to the east is zoned PMFR Planned Multiple-Family Residence District and is also part of the same planned development established by Ordinance No. G9-01. The property is improved with four multiple-family buildings with a total of 40 residential units. The properties to the west across S. Randall Road are zoned AB Area Business District and ARC Arterial Road Corridor Overlay District and are improved with commercial service uses Shell gas station and convenience center, and Merlin 200,000 Miles motor vehicle repair shop. F. Trend of Development Standard. The suitability of the subject property for the planned development with respect to consistency with an existing pattern of development or an identifiable trend of development in the area. Findings.The subject property is suited for the intended planned development with respect to consistency with an existing pattern of development or an identifiable trend of development in the area. The subject property is located along Randall Road commercial corridor. Over the last 20 years, Randall Road has developed into the City's primary commercial retail corridor with wide range of retail and service uses serving city residents. Due to its high volume of traffic as Kane County's primary arterial road, the uses along Randall Road also provide services to residents from other surrounding communities.Most developments along Randall Road are auto-oriented with surface parking lots in front of small and large one-story commercial buildings. Typical uses include fast-food, fast- casual, and sit-down restaurants, general retail stores, and motor-vehicles service stations and repair shops. G. Planned Development District Standard: The suitability of the subject property for the intended planned development district with respect to conformance to the provisions for the purpose and intent, and the location and size of a zoning district. Findings.The subject property is suited for the intended planned development district with respect to conformance to the provisions for the purpose and intent, and the location and size of a zoning district. The purpose and intent of this PAB zoning district established by Ordinance G9-01 is to provide a planned commercial environment, subject to the provisions of Chapter 19.60 Planned Developments of the Elgin Municipal Code, 1976,as amended. The PAB district is most similar to AB Area Business District, the purpose and intent of which is to provide commodities and services to several neighborhoods, and in - 11 - Recommendation& Findings of Fact Petitions 05-23 and 06-23 March 6,2023 some instances to a communitywide or regional supporting population.AB zoning districts are limited by the applicable site design regulations to an intermediate scale of development relative to NB Neighborhood Business Districts and the CC 1 Center City District. H. Comprehensive Plan Standard. The suitability of the subject property for the planned development with respect to conformance to the goals, objectives, and policies of the Official Comprehensive Plan Findings. The subject property is suitable for the intended planned development with respect to conformance to the goals,objectives,and policies of the Official Comprehensive Plan. The subject property is designated as Corridor Commercial by the City's 2018 Comprehensive Plan. Located along the City's heavily traveled corridors and intersection, Corridor Commercial areas provide retail services to both local and regional consumer bases. These areas contain a mix of retail from large community centers with multiple tenants to smaller stand-along businesses. Corridor Commercial areas are the most widely accommodating and ranging commercial areas within the city. Corridor Commercial areas are auto-oriented by nature but should also be enhanced to be pedestrian-friendly. ADDITIONAL STANDARDS FOR PLANNED DEVELOPMENTS I. Conditional Use for a Planned Development: Where applicable, the suitability of the subject property for the intended conditional use for a planned development with respect to the provision for the purpose and intent of planned developments and with respect to the provisions of section 19.65.010 of the zoning ordinance. No conditional use for a planned development should be granted for the sole purpose of introducing a land use not otherwise permitted on the subject property. Findings. This standard is not applicable. The applicant is not seeking approval of a planned development as a conditional use. J. 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 preservation of all significant natural features including topography, watercourses,wetlands,and vegetation. There are no significant natural features including topography, watercourses, wetlands or vegetation. The property is developed with a 14,894-square-foot multi-tenant building and accessory parking lots. The applicant is not proposing any exterior changes to the site. K. Internal Land Use. The suitability of the subject property for the intended planned development with respect to the land uses permitted within the development being located, - 12 - Recommendation & Findings of Fact Petitions 05-23 and 06-23 March 6,2023 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 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 properties. The proposed adult-use cannabis dispensary is classified as a retail store and is compatible with other retail uses in the shopping center. The hours of operation of the proposed dispensary are similar to other uses typically located along Randall Road corridor. The expected peak hours of operation do not coincide with the peak operating hours of most other businesses in the building. This will result in spread out demand for parking,and the existing parking lot will continue to adequately serve all existing uses and the proposed use on the property. No on-remise consumption is proposed, either on the inside or outside of the building, and it would not be permitted. The proposed cannabis dispensary would not be permitted to advertise its products on the exterior of its premises, including no advertisement or the display of products in the storefront windows. When the City amended its zoning ordinance in 2019 to allow various adult-use cannabis businesses, it defined the sensitive land uses from which the cannabis business must be setback more than 250 feet: pre-existing public or private preschool or elementary or secondary school or daycare center,daycare home,group daycare home,part day childcare facility, college, or university, or a publicly owned or operated park or forest preserve. High Haven would be located more than 400 feet from the closest sensitive land use, the South Street Kindercare day care center at 285 South Street. The proposed use will not have any detrimental influence on the surrounding uses and properties. PLANNED DEVELOPMENT DEPARTURES AND EXCEPTIONS The applicant is requesting the following departure from the requirements of the zoning ordinance: 1. Sections 19.45.070, "Required Number of Parking Spaces". Based on the existing mix of uses and the proposed cannabis dispensary,the property is required to have 100 parking spaces. The property is improved with 54 parking spaces. Staff finds the requested departure is appropriate and necessary for the establishment of a desirable use. When Dunkin' restaurant was approved in 2021, the planned development was also amended to include a departure from the parking requirements which allows the establishment of any permitted use on the property without the need for additional parking. Even though the proposed adult-use - 13 - Recommendation&Findings of Fact Petitions 05-23 and 06-23 March 6,2023 cannabis dispensary is a retail land use, it would be classified as a conditional use,which requires renewing the departure from the parking requirements. While the hours of operation for the proposed dispensary are 10 a.m. to 9 p.m. Monday through Sunday, the applicant anticipates the busiest times for the dispensary would occur on Thursday and Friday late afternoons/early evenings and on Saturdays and Sundays. These times offset well with the peak times of other existing tenants in the building. Based on the peak hours of operations for other tenants in the building, and the anticipated peak times for the proposed dispensary,the peak parking demand is expected to occur on Thursday late afternoons/early evening and on Saturday mornings. High Haven has provided parking occupancy counts during various times of the week. The peak demand for parking currently occurs on Thursday late afternoons when 55 percent of the parking lot is occupied(30 of 54 parking spaces). That leaves 24 parking spaces available for the use by the dispensary employees and customers, which is required to have 13 parking space on its own. Therefore, the existing parking lot will continue to adequately serve the existing uses and the proposed cannabis dispensary. In addition, the applicant has agreed to require its employees to park in the rear of the building to ensure parking spaces in front are for customers and turn over quickly. STANDARDS FOR CONDITIONAL USE A. Site Characteristics Standard. The suitability of the subject property for the intended conditional use with respect to its size, shape, significant features including topography, watercourses, vegetation, and existing improvements. Findings.The subject property is suitable for the intended conditional use with respect to its size, shape, significant features including topography, watercourses, vegetation, and existing improvements. The 1.6-acre property is improved with a 14,894-square-foot building and 54 accessory parking spaces. The applicant is proposing substantial interior renovation,but exterior changes to the building or the site are not proposed. There are no significant natural features including topography, watercourses, vegetation, and existing improvements that would have a negative impact on the proposed development. B. Sewer and Water Standard. The suitability of the subject property for the intended conditional use with respect to the availability of adequate water, sanitary treatment, and storm water control facilities. Findings. The subject property is suitable for the intended conditional use with respect to the availability of adequate water, sanitary treatment, and storm water control facilities. The existing building on the property is currently served by municipal water, sanitary sewer, and stormwater systems. The applicant is not proposing any changes to the existing water and sanitary sewer facilities. The existing facilities can adequately serve the existing uses and the proposed use on the property. - 14- Recommendation& Findings of Fact Petitions 05-23 and 06-23 March 6,2023 C. Traffic and Parking Standard. The suitability of the subject property for the intended conditional use 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 conditional use with respect to the provision of safe and efficient on-site and off-site vehicular circulation designed to minimize traffic congestion. The access to the property is from a private street, DePaul Drive, adjacent to the east. DePaul Drive connects to South Street which has a signalized intersection with Randall Road. The property also has cross access easement rights with the commercial property to the south, which is currently home to Tuffy Auto Service Center. The applicant is not proposing any exterior changes to the building or the site.The property functions with safe and efficient traffic circulation. The proposed cannabis dispensary is required to provide one parking space per 250 square feet of floor area, same as any other retail store. With 3,170 square feet, the facility is required to have 13 parking spaces. With the existing mix of uses in the building and the proposed cannabis dispensary, the entire shopping center is required to have 100 parking spaces. The property is improved with 54 parking spaces. When Dunkin' restaurant was approved in 2021, the planned development was also amended to include a departure from the parking requirements which allows the establishment of any permitted use on the property without the need for additional parking. Even though the proposed adult-use cannabis dispensary is a retail land use, it would be classified as a conditional use, which requires renewing the departure from the parking requirements. With peak parking demand for Dunkin' occurring before 10 a.m.,the biggest tenant in the building(Team Rehabilitation Physical Therapy)closed on weekends, and Kumon's peak operating hours occurring after school in the late afternoon, the peak parking demand on the property occurs during weekday afternoons. The peak demand for parking currently occurs on late Thursday afternoons when 55 percent of the parking spaces are occupied(30 of 54 parking spaces).That leaves 24 parking spaces available for the use by the dispensary employees and customers. Therefore, the existing parking lot will continue to adequately serve the existing uses and the proposed dispensary. Still, the applicant has agreed to require its employees to park in the rear of the building to ensure parking spaces in front are for customers and turn over quickly. D. Location, Design, and Operation Standard. The suitability of the subject property for the intended conditional use with respect to it being located, designed, and operated so as to promote the purpose and intent of this title and chapter. Findings.The subject property is suitable for the intended conditional use with respect to - 15 - Recommendation & Findings of Fact Petitions 05-23 and 06-23 March 6,2023 it being located, designed, and operated so as to promote the purpose and intent of the zoning ordinance. While the applicant is proposing significant interior renovation,no exterior changes to the building or the site are proposed.The proposed hours of operation are similar to other retail uses along Randall Road corridor. The peak hours of operation coincide with peak times of only two other existing tenants in the building. This results in a balanced demand for parking and the existing parking will continue to adequately serve the property. Still, the applicant will require that its employees park in rear of the building leaving the front parking lot for customers of all businesses.No on-premises consumption of cannabis will be permitted,on the interior or the exterior of the store,and the dispensary is not permitted to have any exterior advertising or the display of its products, including in the storefront windows. The facility will have extensive safety and security measures, including two on- premises security guards during the hours of operation, which will enhance the safety for all businesses. E. Historic Preservation Standard. Where applicable, the conditional use shall make possible an efficient contemporary use of, or a compatible improvement to a designated landmark or property located in a designated historic district while preserving those portions and features of the property which are significant to its historic, architectural, and cultural values to an historic preservation plan. Findings.This standard is not applicable. The subject property is neither designated as a local historic landmark nor is it located within a locally designated historic district. RECOMIIIENDATION The Community Development Department and the Planning & Zoning Commission recommend approval of Petitions 05-23 and 06-23, subject to the following conditions: 1. Substantial conformance to the Development Application submitted by High Haven Dispensary, LLC, as applicant, and Randall Rd Real Estate, LLC, as property owner, received January 24,2023,and supporting documents including: a. Undated High Haven Dispensary, LLC Statement of Purpose and Conformance, received February 20,2023; b. ALTA/ACSM Land Title Survey, prepared by Landmark Engineering Group, Inc., dated January 14, 2003; c. Leasing Space Plan, Sheet LSP-1.0,prepared by MRV Architects, Inc.,dated May 18, 2022, last revised May 30, 2022, with such further revisions as required by the Community Development Director; d. Floor Plan and Schedules, Sheet A1.00,prepared by Gregory E. Lyons, dated January 18, 2023, with such further revisions as required by the Community Development - 16- Recommendation & Findings of Fact Petitions 05-23 and 06-23 March 6, 2023 Director; e. Ceiling Plan,Sheet A1.01,prepared by Gregory E.Lyons,dated January 18,2023,with such further revisions as required by the Community Development Director; f. Elevations plan, prepared by MRV Architects, Inc., dated May 18, 2022, last revised May 30,2022,with such further revisions as required by the Community Development Director; g. Undated High Haven Dispensary,LLC Sign Plan,received January 20,2023,with such further revisions as required by the Community Development Director; h. Undated High Haven Dispensary Inventory Control Plan,received January 20,2023; i. Undated High Haven Dispensary Cannabis Waste Disposal Plan, A Plan for the Removal, Destruction, and Disposal of Cannabis Waste, received January 20, 2023; and j. Undated High Haven Dispensary Security and Lighting Plan, received January 20, 2023. In the event of any conflict between such documents and the terms of this ordinance or other applicable city ordinances, the terms of this ordinance or other applicable city ordinances shall supersede and control. 2. A departure is hereby granted to allow the establishment of an adult-use cannabis dispensing organization within a commercial tenant space commonly known as 353-355 S. Randall Road on the Subject Property without the requirement to provide additional parking spaces, provided a minimum of 54 parking spaces are located on the Subject Property. 3. If any new exterior lighting is proposed,at the time of building permit review,the applicant shall submit a photometric plan which incorporates any existing and proposed outdoor lighting fixtures, including free standing lights and building-mounted light fixtures, in compliance with the zoning ordinance requirements. 4. Before the issuance of an occupancy permit, the proposed"adult-use cannabis dispensing organization" [SR] must file a copy of all required state licenses to operate as an "adult- use cannabis dispensing organization" [SR] with the Development Administrator. 5. The proposed adult-use cannabis dispensing organization may expand within the existing building without the need to amend this conditional use approval, provided the applicant receives all applicable State of Illinois licenses and approval for such expansion. The applicant shall submit the applicable State of Illinois license and other approvals to the Development Administrator prior to such expansion. 6. On-premises consumption of cannabis or a product-containing cannabis is prohibited. A sign, at least eight and one-half(8.5) inches by eleven(11) inches, shall be posted inside, at a location clearly visible to patrons, with the following language, "Smoking, eating, - 17 - Recommendation & Findings of Fact Petitions 05-23 and 06-23 March 6,2023 drinking, or other forms of consumption of cannabis or products containing cannabis is prohibited anywhere inside or on the grounds of this establishment." 7. The business operations of the proposed adult-use cannabis dispensing organization shall comply with all restrictions and requirements of Ordinance No. G65-19, an Ordinance Regarding Regulations for Cannabis Business Establishments And Amendments to Ordinances Regarding Cannabis and Drag Paraphernalia, as amended. 8. The sale of cannabis products to persons under twenty-one(21)years of age is prohibited. A photo identification showing proof of age shall be required of everyone under twenty- seven (27)years of age desiring to purchase cannabis products. A sign, at least eight and one-half(8.5) inches by eleven (11) inches, with lettering on such sign at least one-half inch(0.5")in height,shall be posted inside,at a location clearly visible to patrons,with the following language,"The sale of cannabis products to persons under twenty-one(21)years of age is prohibited." 9. The applicant shall comply with the restrictions for advertising outlined in Section 6.07.100 of the Elgin Municipal Code, as amended. 10.No products sold by the proposed adult-use cannabis dispensing organization shall be visible from the public street, sidewalk or other public place. 11. The proposed adult-use cannabis dispensing organization may only accept cannabis deliveries into the restricted access area.Deliveries may not be accepted through the public or limited access areas without prior approval from the State of Illinois.No deliveries shall be accepted, and no material or product pick-up shall be scheduled through the rear entrance before 10 a.m. daily. 12. The proposed adult-use cannabis dispensing organization is prohibited from selling any product containing alcohol, except tinctures, which must be limited to containers that are no larger than 100 milliliters. 13. The proposed adult-use cannabis dispensing organization shall not produce or manufacture any cannabis. 14. All street graphics must comply with the zoning ordinance requirements. 15. A Certificate of Occupancy for the proposed adult-use cannabis dispensing organization shall be issued not later than three years from the date of the adoption of this ordinance. 16. Compliance with all applicable codes and ordinances. - 18 - Recommendation & Findings of Fact Petitions 05-23 and 06-23 March 6,2023 The vote of the Planning&Zoning Commission on the motion to recommend approval of Petitions 05-23 and 06-23 subject to the conditions outlined above,was six(6)yes,zero(0)no, and zero(0) abstentions. One member was absent. Respectfully Submitted, s/JAY Cox Jay Cox,Chairman Planning&Zoning Commission s/Damir Latinovic Damir Latinovic,AICP; Secretary Planning&Zoning Commission - 19- x C OF k Subject Property Petition 05-23 & 06-23 W -v 0-9 C • Ip 0. J .+ � 0 i Gale e • EXHIBITA Aerial/Location Map W+ Map prepared by City of Elgin o so too 200 aoo aoFeet Department of Community Development AB a' PSFR�2 o P.AB va Erle St a c H m [PRCI ] Subject Property Petition 05-23 & 06-23 MFR L�?E] C` South St- 4 CC2 Legend p QRC1 Residence Conservation 1 J RC1 RC2 Residence Conservation 2 A PMFR /_ale 0 QRC3 Residence Conservation 3 V QPRC Planned Residence Conservation O SFR1 Single Family Residence 1 Q PSFR1 Planned Single Family Residence OSFR2 Single Family Residence 2 Q PSFR2 Planned Single Family Residence O TRF Two Family Residence PCF OPTRF Planned Two Family Residence Q MFR Multiple Family Residence QPMFR Planned Multiple Family Residence QRB Residence Business QPRB Planned Residential Business QNB Neighborhood Business PNB Planned Neighborhood Business CF -AB Area Business PAB Planned Area Business ©CC1 Center City 1 -CC2 Center City 2 -PCC Planned Center City \\ ORI Office Research Industrial �L\ PORI Planned Office Research Industrial eK" n Ez GI General Industrial het Gte PGI Planned General Industrial ®Cl Commercial Industrial - P A B O CF Community Facility RC jy PCF ®PCF Planned Community Facility EXHIBIT Zoning Map N w+e s Map prepared by City of Elgin 0 100 200 400 600 800 Department of Community Development Feet F77 SOutb St Subject Property 353-355 S. Randall Rd. Petition 05-23 & 06-23 0 � a o a 0621152002 0621152040 EXHBIIT C Parcel Map N City of Elgin Department of Community Development o 15 so so so i2o Feet EXHIBIT D SITE LOCATION 351-365 S. Randall Road Petitions 05-23 and 06-23 ae 7 J K ..� 2I86 2361 23622362 23 2360 2 2756 2358235�2351 3502330 t3a�1354 23e22X2 23 PLANNED Olson 23 f r ., Y386 tlei 23eo 61 23 r DEVELOPMENT ESTABLISHED BY W _ik�r. 'r - �f. 1. .� ORD No. G9-01 � eouef St - 23 SUf�J 1 'rr��r ���sss� + 2375 r! 300300 PROPERT g ' oo ° iao 3s n 1 r ` fir t. f • o 1,0 1 s � 36S i x235 ,y ', r•-. 355 f • � � e .r , r � � 1l3�316 �.. �... 1167` JIYI ' � 1 � 1 1 -- 4(7 j : Area & Zoning Map EXHIBIT D SITE LOCATION 351-365 S. Randall Road Petitions 05-23 and 06-23 ASubject Pro ert " Fee 41 hL -- Y _ f 1,, � 4 f ' _ � � a ••sa$no Subject tenant space 353-355 S. Randall Rd Area & Zoning Map 2 EXHIBIT D SITE LOCATION 351-365 S. Randall Road Petitions 05-23 and 06-23 w , / 1� \ SUBJECT 4 PROPERTY fig ( Bird's Eye View Looking North •P r , #,� 2018 Pictometw Bird's Eye View Looking East EXHIBIT D SITE LOCATION 351-365 S. Randall Road Petitions 05-23 and 06-23 rw r.wr.. Location of the proposed adult use cannabis dispensary io. swu Subject tenant space at 351-365 S. Randall Rd 1 Front elevation of the existing multi-tenant building EXHIBIT D SITE LOCATION 351-365 S. Randall Road Petitions 05-23 and 06-23 tax .ir► • • t 1 I liml ..,. �.., Back of the building looking north f 7 Back of the building looking south EXHIBIT D SITE LOCATION 351-365 S. Randall Road Petitions 05-23 and 06-23 t .ei First Federal Savings Bank north of the subject property zii 1 Tuffy Auto Service south of the subject property