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HomeMy WebLinkAboutG41-22 Ordinance No. G41-22 AN ORDINANCE AMENDING PORI PLANNED OFFICE RESEARCH INDUSTRIAL DISTRICT ORDINANCE NO. G63-07 (1550 North Randall Road) WHEREAS, the territory described herein has been previously classified in the PORI Planned Office Research Industrial District pursuant to Ordinance No. G24-00; and WHEREAS,by adopting Ordinance No. G63-07 on November 14, 2007,the City Council amended Ordinance No. G2-00 in its entirety; and WHEREAS, written application has been made to amend certain provisions of Ordinance No. G63-07 to allow for the installation of three wall graphics on the new medical office building at 1550 North Randall Road, (the"Subject Property"); and WHEREAS, the zoning lot containing the premises at 1550 North Randall Road (the "Subject Property") is legally described in Section 4 of Ordinance No. G63-07; and WHEREAS,the Planning and Zoning Commission conducted a public hearing concerning said application on June 6, 2022 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 PORI Planned Office Research Industrial District established by Ordinance No. G63-07 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 June 6, 2022, 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 4.J. of Ordinance No. G63-07,which regulates"Signs",in the PORI Planned Office Research Industrial District of the Subject Property, is hereby amended in its entirety to read as follows: J. Signs. In this PORI Planned Office Research Industrial District, signs shall be subject to the provisions of 19.50 "Street Graphics", of the Elgin Municipal Code, as amended, except as provided within this section, and shall be in substantial conformance with the following: 1. Substantial conformance to the Development Application submitted by Signs Now, as applicant, and Elgin Medical Ventures LLC, as property owner, received April 13, 2022, and supporting documents including: a. A letter from OrthoIllinois, Subject: Sign Purpose and Conformance and Sign Variance Purpose, dated April 6, 2022; b. Plat of Survey,prepared by Alan J. Coulson, P.C., dated July 29, 2022; c. Undated three-page monument sign plans,prepared by SignsNow,received May 23, 2022, with such further revisions as required by the Community Development Director; d. Undated three-page wall sign plans (OrthoIllinois logo), prepared by SignsNow, received April 7, 2022, with such further revisions as required by the Community Development Director; e. Undated three-page wall sign plans(OrthoIllinois and Injury Express logo), prepared by SignsNow, received April 7, 2022, with such further revisions as required by the Community Development Director; f. Monument Sign, Sheet A8-9,prepared by Anderson Mikos Architects, ltd., dated September 30, 2020, last revised March 17, 2022, with such further revisions as required by the Community Development Director; g. Site Geometry Plan, Sheet C2-0, prepared by Anderson Mikos Architects, ltd., dated February 4, 2021, last revised May 23, 2022, with such further revisions as required by the Community Development Director; and h. Landscape Plan, Sheet L-100,prepared by Anderson Mikos Architects,ltd., dated September 30, 2020, last revised May 23, 2022, with such further revisions as required by the Community Development Director; 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 - 2. A departure is hereby granted to allow a total of three primary wall graphics on the principal building on the subject property. All wall graphics shall be the charnel-letters-type street graphic. A box-type wall graphic is not permitted. 3. Compliance with all applicable codes and ordinances. Section 3. That except as amended herein,the use and development of the Subject Property shall be controlled pursuant to the provisions of Ordinances No. G63-07. In the event of any conflict between this ordinance and Ordinance No. G63-07, this ordinance and associated documents shall control and prevail. Section 4. That this ordinance shall be in full force and effect immediately after its passage in the manner provided by law. David ai , Mayor Presented: July 27, 2022 Passed: July 27, 2022 Omnibus Vote: Yeas: 8 Nays: 0 : Recorded: July 27' 2022 Published: July 27, 2022 4"4t/es . 1 '� Kimberly Dewis, C' lerk - 3 - EXHIBIT A June 6, 2022 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 Petition 17-22 an application by Signs Now, as applicant, and Elgin Medical Ventures LLC, as property owner, requesting a map amendment to PORI Planned Office Research Industrial District Ordinance No. G63-07 with departures from the Elgin Municipal Code requirements for the number of wall graphics, and any other departures as may be necessary or desirable to construct three wall graphics and one monument graphic for a new medical facility at the property commonly)mown as 1550 N.Randall Road. GENERAL INFORMATION Petition Number: 17-22 Property Location: 1550 N. Randall Road Requested Action: Map Amendment to PORI Planned Office Research Industrial District Ordinance No. G63-07 Current Zoning: PORI Planned Office Research Industrial District Ordinance No. G63-07 and ARC Arterial Road Corridor Overlay District Proposed Zoning: No change. PORI Planned Office Research Industrial District Ordinance No. G63-07 and ARC Arterial Road Corridor Overlay District Existing Use: Office(building under construction) Proposed Use: No change. Office(building under construction) Recommendation& Findings of Fact Petition 17-22 June 6,2022 Applicant: Signs Now Owner Elgin Medical Ventures LLC Staff Coordinators: Damir Latinovic AICP, Senior Planner Exhibits Attached: A. Aerial/Location Map B. Zoning Map C. Parcel May D. Site Location E. Development Application and Attachments F. Draft Ordinance BACKGROUND Signs Now, as applicant, and Elgin Medical Ventures LLC, as property owner, are requesting a map amendment to PORI Planned Office Research Industrial District Ordinance No. G63-07 with departures from the Elgin Municipal Code requirements for the number of wall graphics, and any other departures as may be necessary or desirable to construct three wall graphics and one monument graphic for a new medical facility at the property commonly known as 1550 N.Randall Road. The 5.71-acre property, located on the west side of N. Randall Road at the intersection of N. Randall Road and Fox Lane, is zoned PORI Planned Office Research Industrial District, established by Ordinance. No. G63-07. A 49,020-square foot medical office building with 215 parking spaces is currently under construction on the site. The building will be occupied by OrthoIllinois, an orthopedic care provider. The facility would include orthopedic and rheumatology medical care,walk-in injury clinic,physical and occupational therapy,X-ray,MRI, and infusion services all under one roof. The property is adjacent to N. Randall Road on the east and Capitol Street on the west. The property to the north, zoned PORI Planned Office Research Industrial District Ordinance No. G63-07 is improved with the 7-Eleven gas station and convenience store. The property to the east across N. Randall Road is zoned PCF Planned Community Facility District and is home to the Sherman Hospital campus. The property adjacent to the south is zoned ORI Office Research Industrial District and is improved with a two-story office building and accessory parking lot.The property to the west across Capitol Street is zoned PORI Planned Office Research Industrial District and is improved with a 325,000-square foot office and warehouse building, the future -2- Recommendation & Findings of Fact Petition 17-22 June 6,2022 home of Discount Tire distribution facility. a uR Sub*ect ----;r =-=--.— Doti Re R. - 1 a s 'YOItN�a7ety' WHOM tlDL'M1•:'. \ Figure 1.Site area map with zoning overlay Proposal The applicant is requesting approval to install three wall graphics (signs) on the building. Per the zoning ordinance a maximum of two wall graphics is allowed. The applicant is proposing to install one 132.72-square foot wall sign on the east elevation of the building, where the entrance is located, to face N. Randall Road. This sign would identify the tenant(OrthoIllinois) and the walk-in clinic it provides. (Figure 3). The applicant is also proposing one 80.5-sgaure foot wall graphic on the north elevation, and one 80.5-square foot wall graphic on the south elevation of the building(Figure 4). These signs would be installed on the "blade" wall of the building, which is a unique architectural element that projects above the building. The signs would identify the tenant (OrthoIllinois) facing motorists traveling north and south along N. Randall Road. The total sign surface area of all wall graphics proposed is 293.7 square feet. This is far less than the maximum permitted sign surface area allowed per Code for wall graphics, which could be up to 960 square feet. -3 - Recommendation & Findings of Fact Petition 17-22 June 6, 2022 i Cy i w, G. 0 o o, o - 0 Installation Location(Rendering): ..-trtrxallinois ;� IEI Figure 2.Building's East Elevation(top)and the proposed sign on the east elevation(bottom) ' o �y .(::> 4i 4[J .r:) (:� (:•t! 4t:: 415 2)` (:_J l:-il •�n� n .a!�:' _J Install Location(rendering,South elev): urrpr�llllnois Figure 3. Building's South Elevation(top)and the proposed sign on the"blade"wall of the south elevation(bottom) The applicant is also proposing a code-compliant 8-foot-high monument sign with 76.6 square feet of sign surface area along Randall Road. The monument sign would be installed at the access to the site from Randall Road near the intersection of Randall Road and Fox Lane extension and would include the required masonry base which matches the masonry of the building. The applicant is not proposing any wall signs on the west elevation of the building,and is not proposing any directional signs. -4- Recommendation & Findings of Fact Petition 17-22 June 6,2022 The proposed graphics are summarized in the table below. Table 1. Proposed street graphics for Ortholllinois—1550 N. Randall Road Allowed Proposal #of Wall Graphics 2 3 East Elevation 240 sq. ft. 132.72 sq. ft North Elevation 480 sq. ft. 80.5 sq. ft. 480 sq. ft. South Elevation 80.5 sq. ft. 10 ft. high 8 ft. high Monument Graphic 80 sq. ft. 76.6 sq. ft. The proposed departure to allow three wall graphics is further described in the Planned Development Departures and Exceptions portion of the staff report further below. The Community Development Department offers the following additional information: A. Property History. The subject property was annexed to the City in 2000. Upon annexation, the property was classified in the PORI Planned Office Research Industrial District by Ordinance No. G24-00. In 2001,the property became part of the ARC Arterial Road Corridor Overlay District. In 2007,the City approved a conditional use for the construction of an addition the former bam located on the property for the establishment of a restaurant and nightclub by Ordinance No. G13-07. In 2007, that ordinance was repealed by Ordinance No. G63-07, which also amended the PORI Ordinance G24-00,to allow for the relocation of the former barn for the establishment of the restaurant and nightclub. The project was never commenced. In 2021,the City approved the construction of a 49,000-square foot medical office building on the property. The facility is currently under construction. B. Surrounding Land Use and Zoning. The property to the north, zoned PORI Planned Office Research Industrial District Ordinance No. G63-07 is improved with the 7-Eleven gas station and convenience store.The property to the east across N.Randall Road is zoned PCF Planned Community Facility District and is home to the Sherman Hospital campus. The property adjacent to the south is zoned ORI Office Research Industrial District and is - 5 - Recommendation &Findings of Fact Petition 17-22 June 6,2022 improved with a two-story office building and accessory parking lot. The property to the west across Capitol Street is zoned PORI Planned Office Research Industrial District and is improved with a 325,000-square foot office and warehouse building,the future home of Discount Tire distribution facility. C. Comprehensive Plan. The subject property is designated as Office by the City's 2018 Comprehensive Plan. Office uses include professional services as well as medical-related office uses. General offices, financial firms, technology companies, corporate headquarters, clinics, and doctor and dentist offices are all included in the office land use. This land use comprises two general types of development: 1) Large office campuses anchored by major users, and 2) Small clusters of related users such as a medical offices or financial services often located adjacent to commercial corridors.With the exception of a couple major office tenants, such as JP Morgan Chase, the majority of office uses are ancillary in nature, supporting the function of nearby institutions and commercial areas. D. Zoning District. The purpose of the PORI Office Research Industrial District established by Ordinance No. G63-07 is to provide a planned industrial environment that fosters a sense of place and destination within a coordinated campus or park setting, subject to the provisions of Chapter 19.60, Planned Developments, of the Elgin Municipal Code, as amended. A PORI zoning district is most similar to, but departs from the standards requirements of the ORI zoning district. E. Trend of Development.The subject property is located along N. Randall Road south I-90 Tollway. The property is located across the street from Advocate Sherman Hospital. Most other properties near I-90 Tollway have been developed office, warehousing, or manufacturing uses. Due to the close proximity and easy access to I-90 from N. Randall Road,the properties in the immediate area of this interchange will continue to be developed with office, warehousing, and manufacturing uses. The properties with frontage along Randall Road are also expected to develop with smaller commercial uses, serving the residents from the surrounding area as well as those from the larger region. FINDINGS After due notice as required by law, the Planning & Zoning Commission conducted a public hearing in consideration of Petition 17-22 on June 6,2022. 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 June 6, 2022. 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, and planned developments outlined in § 19.60.040: -6- Recommendation &Findings of Fact Petition 17-22 June 6,2022 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. A 49,000-square foot medical office building with accessory parking is currently under construction on the 5.7-acre subject property. The property is generally flat with no significant topographical changes. There are no existing watercourses and there is little landscaping throughout the property. The new building will be constructed near the middle of the site approximately 220 feet from the east property line along Randall Road with parking lots or vehicle use areas on all sides of the building. The site does not have direct access to Randall Road. The primary access to the property would be from the access driveway which aligns with the extension of Fox Lane and serves both the subject property and the 7-Eleven gas station to the north. The secondary access would be from Capitol Street. 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. All necessary municipal water, sanitary sewer, and stormwater utilities already exist and are located in the vicinity of the site. The applicant would connect the new building to the existing water,storm sewer,and sanitary sewer facilities. All existing sewer and water facilities can adequately serve the proposed use. The proposed graphics will not have any effect on the existing water and sewer utilities 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 - 7 - Recommendation & Findings of Fact Petition 17-22 June 6, 2022 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 property has frontage along N.Randall Road on the east and Capitol Street on the west. The site will not have direct access to Randall Road.The primary access to the property would be from the access driveway which aligns with the extension of Fox Lane and serves both the subject property and the 7-Eleven gas station to the north. The secondary access would be from Capitol Street. The proposed access driveways will not have any negative effect on the existing off-site traffic circulation. The proposed third wall graphic will allow the applicant to install one wall graphic facing east and one wall graphic on each of the north and south elevations of the building for motorists traveling on Randall Road. The additional wall graphic will allow for most efficient and safe access to the property and on-site circulation. The proposed 47,000-squre foot medical office building is required to provide 196 parking spaces based on the parking requirement for one parking space per 250 square feet of floor area. The proposed development will include 215 parking spaces which meets the parking requirement. The proposed street graphics will not alter the proposed parking arrangement on the property. 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 annexed to the City in 2000. Upon annexation, the property was classified in the PORI Planned Office Research Industrial District bye Ordinance No. G24-00. In 2001, the property became part of the ARC Arterial Road Corridor Overlay District. In 2007,the City approved a conditional use for the construction of an addition the former barn located on the property for the establishment of a restaurant and nightclub by Ordinance No. G13-07. In 2007, that ordinance was repealed by Ordinance No. G63-07, which also amended the PORI Ordinance G24-00,to allow for the relocation of the former barn for the establishment of the restaurant and nightclub. The project was never commenced. In 2021,the City approved the construction of a 49,000-square foot medical office building - 8- Recommendation & Findings of Fact Petition 17-22 June 6,2022 on the property. The facility is currently under construction. 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. Findings. The property is suitable for the intended planned development with respect to consistency and compatibility with surrounding land uses and zoning. The property to the north, zoned PORI Planned Office Research Industrial District Ordinance No. G63-07 is improved with the 7-Eleven gas station and convenience store. The property to the east across N. Randall Road is zoned PCF Planned Community Facility District and is home to the Sherman Hospital campus. The property adjacent to the south is zoned ORI Office Research Industrial District and is improved with a two-story office building and accessory parking lot. The property to the west across Capitol Street is zoned PORI Planned Office Research Industrial District and is improved with a 325,000-square foot office and warehouse building,the future home of Discount Tire distribution facility. 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 N. Randall Road south I- 90 Tollway. The property is located across the street from Advocate Sherman Hospital. Most other properties near I-90 Tollway have been developed office, warehousing, or manufacturing uses. Due to the close proximity and easy access to I-90 from N. Randall Road,the properties in the immediate area of this interchange will continue to be developed with office, warehousing, and manufacturing uses. The properties with frontage along Randall Road are also expected to develop with smaller commercial uses, serving the residents from the surrounding area as well as those from the larger region. 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 suitable 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 of the PORI Office Research Industrial District established by Ordinance No. G63-07 is to provide a planned industrial environment that fosters a sense of place and destination within a coordinated campus or park setting,subject to the provisions of Chapter 19.60, Planned Developments, of the Elgin Municipal Code, as amended. A PORI zoning district is most similar to, but departs from the standards -9- Recommendation &Findings of Fact Petition 17-22 June 6,2022 requirements of the ORI zoning 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 Office by the City's 2018 Comprehensive Plan. Office uses include professional services as well as medical-related office uses. General offices,financial firms, technology companies,corporate headquarters,clinics, and doctor and dentist offices are all included in the office land use. This land use comprises two general types of development: 1) Large office campuses anchored by major users, and 2) Small clusters of related users such as a medical offices or financial services often located adjacent to commercial corridors.With the exception of a couple major office tenants,such as JP Morgan Chase, the majority of office uses are ancillary in nature, supporting the function of nearby institutions and commercial areas. 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, and vegetation located on the property. The property is relatively flat with no significant topography. The new medical facility will include new landscaping in compliance with the zoning ordinance requirements. There are no existing watercourses or natural features that would have a negative effect on the proposed street graphics on the property. - 10- Recommendation & Findings of Fact Petition 17-22 June 6, 2022 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, 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. A 49,000-square foot medical facility is currently under construction on the subject property. The new building will be constructed near the middle of the site approximately 220 feet from the east property line along Randall Road with parking lots or vehicle use areas on all sides of the building. The site does not have direct access to Randall Road. The primary access to the property would be from the access driveway which aligns with the extension of Fox Lane and serves both the subject property and the 7-Eleven gas station to the north. The secondary access would be from Capitol Street.The additional wall graphic will allow the applicant to install one wall graphic on the south elevation and one wall graphic on the north elevation giving the property the most visibility for motorists traveling on Randall Road.Adequate signage will improve traffic circulation on the property and access to the site, which will eliminate any negative effect on the surrounding properties. PLANNED DEVELOPMENT DEPARTURES AND EXCEPTIONS The applicant is requesting the following departure from the requirements of PORI Planned Office Research Industrial District Ordinance No. G63-07, and the zoning ordinance: I. Section 19.50.080. "Wall and Integral Roof Graphics". The property is permitted to have a maximum of two wall graphics. The applicant is proposing three wall graphics. Staff finds the proposed departure is appropriate for a desirable access to the property. The subject property will not have direct access to Randall Road. The main access to the property will be from the access driveway which aligns with the extension of Fox Lane and serves both the subject property and the 7-Eleven gas station to the north. The secondary access would be from Capitol Street. The additional wall graphic would allow the applicant to have one wall graphic on the east elevation where the entrance of the building is located, and one wall graphic each on the north and south elevations.Those two signs will provide the desired visibility to motorists traveling on Randall Road, which need to utilize the Fox Lane traffic light intersection to access the site. The two wall graphics positioned on the tallest portion the building will make the building visible from a greater distance, which is necessary to make the appropriate traffic turn at Fox Lane intersection to access the property. - 11 - Recommendation & Findings of Fact Petition 17-22 June 6,2022 In the past, the City has approved similar departures for additional wall graphics to allow businesses to have one wall sign facing the street plus two or three more wall signs to help the motorists identify the building from different directions. Most recent developments which were approved to have more than two wall signs include Starbucks restaurants on Randall Road, S. McLean Boulevard, and the future Starbucks in front of Russo store, Popeyes and Chick-fil-a restaurants along Randall Road, and the future Belle Tire store next to Meijer, among others. RECOMMENDATION The Community Development Department and the Planning & Zoning Commission recommend approval of Petition 17-22, subject to the following conditions: 1. Substantial conformance to the Development Application submitted by Signs Now, as applicant, and Elgin Medical Ventures LLC, as property owner, received April 13, 2022, and supporting documents including: a. A letter from OrthoIllinois, Subject: Sign Purpose and Conformance and Sign Variance Purpose, dated April 6,2022; b. Plat of Survey,prepared by Alan J. Coulson, P.C., dated July 29,2022; c. Undated three-page monument sign plans, prepared by SignsNow, received May 23, 2022, with such further revisions as required by the Community Development Director; d. Undated three-page wall sign plans (OrthoIllinois logo), prepared by SignsNow, received April 7, 2022, with such further revisions as required by the Community Development Director; e. Undated three-page wall sign plans (OrthoIllinois and Injury Express logo), prepared by SignsNow, received April 7, 2022, with such finther revisions as required by the Community Development Director; f. Monument Sign, Sheet A8-9, prepared by Anderson Mikos Architects, ltd., dated September 30, 2020, last revised March 17, 2022, with such further revisions as required by the Community Development Director; g. Site Geometry Plan, Sheet C2-0, prepared by Anderson Mikos Architects, ltd., dated February 4, 2021, last revised May 23, 2022, with such further revisions as required by the Community Development Director; and h. Landscape Plan, Sheet L-100, prepared by Anderson Mikos Architects, ltd., dated September 30, 2020, last revised May 23, 2022, with such further revisions as required by the Community Development Director; 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. - 12 - Recommendation & Findings of Fact Petition 17-22 June 6,2022 2. A departure is hereby granted to allow a total of three primary wall graphics on the principal building on the subject property. All wall graphics shall be the channel-letters-type street graphic. A box-type wall graphic is not permitted. 3. Compliance with all applicable codes and ordinance$. The vote of the Planning&Zoning Commission on the motion to recommend approval of Petition 17-22 subject to the conditions outlined above, was four (4) yes, zero (0) no, and zero (0) abstentions. Three members were absent. Respectfully Submitted, s/Jav Cox Jay Cox,Chairman Planning&Zoning Commission s/Damir Latinovic Damir Latinovic,AICP; Secretary Planning&Zoning Commission - 13 - va 2 , f w Alft Ln ._- fo wit � t!1ra l . L Subject Property Petition 17-22 . 0 Bath Rd — r Fox Ln 1 64 rIp rr rFt s •��w Vs 0-11 � ,, .. � .•iw MlfY Holmes Rd we � r ! r r j 11 .r 2A1 1 !/N f l� EXHIBITA Aerial/Location Map N W � E S 0 80 160 320 480 640 Map prepared by City of Elgin Feet Department of Community Development lu \) y� Q V� ORI a N Alff Ln Subject Property Petition 17-22 PORI Bath Rd c Fox-Ln m Legend ca QRC1 Residence Conservation 1 QRC2 Residence Conservation 2 QRC3 Residence Conservation 3 QPRC Planned Residence Conservation Q SFR1 Single Family Residence 1 QPSFR1 Planned Single Family Residence 1 OSFR2 Single Family Residence 2 z ORI Q PSFR2 Planned Single Family Residence 2 TRF Two Family Residence PTRF Planned Two Family Residence Imes,Rd Holmes-Rd a -MFR Multiple Family Residence -PMFR Planned Multiple Family Residence O RB Residence Business C PC C . Vr QPRB Planned Residential Business pq B to QNB Neighborhood Business 2 QPNB Planned Neighborhood Business -AB Area Business -PAB Planned Area Business -CC Center City 1 -CC2 Center City 2 -PCC Planned Center City ORI Office Research Industrial QPORI Planned Office Research Industrial -GI General Industrial -PGI Planned General Industrial -Cl Commercial Industrial -CF Community Facility -PCF Planned Community Facility EXHIBIT Zoning Map " W+E S Map prepared by City of Elgin 0 100 200 400 600 800 Department of Community Development Feet Subject Property _ 1550 N. Randall Rd. y Petition 17-22 0 w m U Bath Rd Fox Ln P 0331429004 a c 2 EXHIBIT C Parcel Map N City of Elgin o 25 so 100 iso zoo Department of Community Development Feet EXHIBIT D SITE LOCATION 1550 N. Randall Rd Petition 17-22 Sub'ect Pro rt ....., d �T .... - .. _ ,,_. •1..�,t_ Fox lane CL g rf Bird's eye view looking north �t. SUb ect P 9p7t P; Capital Street 1. t mw s RandaiL Road (CR 34) i a Ri�nd�l R2ad (CR 34) r► �. 'vim '+ .� " r" - r 1. � -, .- ..Win... +� ��► . �a,�,�-,.: Bird's eye view looking west EXHIBIT D SITE LOCATION 1550 N. Randall Rd Petition 17-2. 2 +yam 9 e E M Subject Pro ert Rd � f • i +cstt+►.wa s T• • . aaa4sR ;nrra• � e Area map with zoning overlay reA Yam• �r View of the property from Randall Road 2