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HomeMy WebLinkAboutG4-20 Ordinance No. G4-20 AN ORDINANCE AMENDING ORDINANCE NO. G22-07 WHICH AMENDED ORDINANCE NO. G65-00 CLASSIFYING PROPERTY IN THE PGI PLANNED GENERAL INDUSTRIAL DISTRICT (250 Airport Road) WHEREAS, the territory herein described has been classified PGI Planed General Industrial District and is subject to the requirements of Ordinance No. G22-07; and WHEREAS, written application has been made to amend PGI Planned General Industrial District Ordinance G22-07 to allow three monument graphics on the property commonly known as 250 Airport Road; and WHEREAS, the zoning lot containing the property commonly referred to as 250 Airport Road is legally described within Ordinance No. G22-07 (and hereinafter referred to as the"Subject Property"); and WHEREAS, the Planning and Zoning Commission conducted a public hearing concerning said application on December 2, 2019 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 PGI Planned General Industrial District 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 December 2, 2019, 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. i Section 2. That Section 4. K. of Ordinance No. G22-07, is hereby amended to include the following additional conditions: 2. Substantial conformance to the Development Application submitted by Northern Builders Inc., as applicant, and CF Otter ORD LLC, as property owner, received October 21, 2019, and supporting documents including: a. Statement of Purpose and Conformance, prepared by Northern Builders Inc., dated October 18, 2019; b. Plat of Survey, prepared by Spaceco Inc., dated May 2, 2019; c. Geometric Plan Sheet 4 of 16, prepared by Spaceco Inc., dated May 3, 2019, last revised November 14, 2019, with such further revisions as required by the Community Development Director; d. Grading Plan- 1 Sheet 5 of 16, prepared by Spaceco Inc., dated May 3, 2019, last revised November 13, 2019, with such further revisions as required by the Community Development Director; e. Grading Plan-2 Sheet 6 of 16, prepared by Spaceco Inc., dated May 3, 2019, last revised October 4, 2019, with such further revisions as required by the Community Development Director; f. Utility Plan Sheet 7 of 16, prepared by Spaceco Inc., dated May 3, 2019, last revised October 4, 2019, with such further revisions as required by the Community Development Director; g. Landscape Plans Sheets L-1.0 and L-2.0, prepared by Dowden Landscape Design, dated April 26, 2019, last revised October 18, 2019, with such further revisions as required by the Community Development Director; h. Undated monument sign landscape area exhibits, prepared by Northern Builders, Inc., received November 21, 2019, with such further revisions as required by the Community Development Director; i. Site Signage Plan Sheet A7.1A, prepared by Cesco Inc., dated May 13, 2019, last revised November 18, 2019, with such further revisions as required by the Community Development Director; and j. Three page sign plans for "Northern Amazon DCH7 250 Airport Rd Elgin, IL, prepared by Parvin-Clauss Sign Company, dated September 26, 2019, last revised October 18, 2019, 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. 3. A departure is hereby granted to permit the construction of three monument graphics on the property commonly known as 250 Airport Road with one primary graphic being 10 feet high and 130 square feet in sign surface area, and two secondary graphics each seven feet high and 46.6 square feet in sign surface area in substantial compliance to the following: 2 a. Site Signage Plan Sheet A7.1 A, prepared by Cesco Inc., dated May 13, 2019, last revised November 18, 2019, with such further revisions as required by the Community Development Director; and b. Three page sign plans for "Northern Amazon DCH7 250 Airport Rd Elgin, IL, prepared by Parvin-Clauss Sign Company, dated September 26, 2019, last revised October 18, 2019, with such further revisions as required by the Community Development Director. 4. 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 Ordinance No. G22-07. In the event of any conflict between this ordinance and Ordinance No. G22-07, 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 J. a in, 'yor Presented: January 22, 2020 Passed: January 22, 2020 Omnibus Vote: Yeas: 9 Nays: 0 Recorded: January 22, 2020 •{ OF, Published: January 24, 2020 � o 40.,; <C> ""ye \;Z Attes A6a(ZS kar Kimberly Dewis, Clerk v � 3 EXHIBIT A December 2, 2019 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 38-19, an application by Northern Builders Inc., as applicant, and CF Otter ORD LLC, as property owner, are requesting a map amendment to the existing PGI Planned General Industrial District Ordinance No. G22-07 with a departure from Section 19.50.070, "Monument Graphics"to allow the installation of three monument graphics at the property commonly referred to as 250 Airport Road. Petition Number: 38-19 Property Location: 250 Airport Road Requested Action: Map Amendment to Planned General Industrial District Ordinance No. G22-07 Current Zoning: Planned General Industrial District established by Ordinance No. G22-07 Proposed Zoning: No change. PGI Planned General Industrial District Existing Use: Vacant, (a building for freight forwarding in general use is currently under construction) Proposed Use: No change. Future freight forwarding in general (currently under construction) Applicant: Northern Builders Inc. Owner CF Otter ORD LLC Staff Coordinators: Damir Latinovic,AICP, Senior Planner Exhibits Attached: A. Aerial/Location Map B. Zoning Map Recommendation & Findings of Fact Petitions 38-19 December 2, 2019 C. Parcel Map D. Site Location G. Development Application and Attachments H. Draft Ordinance BACKGROUND Northern Builders Inc., as applicant, and CF Otter ORD LLC, as property owner, are requesting a map amendment to the existing PGI Planned General Industrial District Ordinance No. G22-07 with a departure from Section 19.50.070, "Monument Graphics"to allow the installation of three monument graphics at the property commonly referred to as 250 Airport Road. The 11.8 acre property is located along Airport Road with additional frontage along River Ridge Drive. The construction of a 66,780-square foot building (Amazon fulfillment center) on the property is nearing completion. The properties to the east and west are part of the same River Ridge Business Center PGI Planned General Industrial District approved in 2007 by Ordinance No. G22-07. The property adjacent to the west is a 176,799-square foot multi-tenant light- industrial and warehousing building. The property to the east is a 48,300-square foot light- industrial building that is currently vacant. The property adjacent to the north is zoned GI General Industrial and is improved with a 430,000-square foot multi-tenant light-industrial and warehousing building. I-90 Tollway is located to the south. Proposal The applicant is proposing an amendment to the existing PGI Planned General Industrial District Ordinance No. G22-07 to allow the construction of three monument graphics on the subject property. The new development on the property will have three access driveways, two along Airport Road and one along River Ridge Road.The applicant is proposing to install one monument graphic near each entrance driveway. The primary monument graphic would be 10 feet high and 130 square feet in area and would be installed at the western-most access driveway. The secondary 7 feet high and 46.6 square feet in area monument graphics would be installed near the other two entrance driveways. Per the zoning ordinance,the property is allowed one 10-foot high and 60 square feet in area monument graphic, and three directional graphics (one near each entrance driveway) 3 feet high and 4 square feet in area each. - 2 - Recommendation & Findings of Fact Petitions 38-19 December 2, 2019 I •.111111' _:_tf ,11111' '''IL r' ,`Y . . - • IBJ��i'�..- - s, ,, I ; -�- InI II PROPOSE ' ,1 "1 MONPROPOSED ' — I'II-ITT-1 1111T'1111. } — II-__. - - tl_S ., r Q�� : ice � ' .41, III` '!11 i • • —It It , 'V;-i-V ' 4,1 fin :. 1 Tri .......... .... . , _, ., • ,, - nill, 114-1, ; i 1 _ .. . , ,I„,... _ ...1.„ .: ;,.., . 1 .._ iri 1,14LL._, Him jjr, 0 r..,_ �',� ` Figure 2.Site sign plan The additional signage proposed is necessary to achieve adequate visibility of directional signage. The central portion of the property has the highest topography with the grade dropping down by 10-16 feet towards River Ride Drive and Airport Road. An existing 10-foot wide public utility easement is also located along the street lot lines along Airport Road and River Ridge Drive. Due to the topography of the site and the existing easement, the proposed monument graphics are setback between approximately 40 feet to 60 feet from the street curbs. The proposed amendment is summarized in Table 1 below. Table 1. Detail of Required Signage Departures Requirement Proposed #of monument graphics 1 3 10 ft. high Sign#1: 10 ft. high, 130 sq. ft. Height and surface area 60 sq. ft. Sign#2: 7 ft. high,46.6 sq. ft. Sign#3: 7 ft. high,46.6 sq. ft. — -3 - Recommendation & Findings of Fact Petitions 38-19 December 2, 2019 All proposed monument graphics would meet the landscaping requirement for 2.5 square feet of landscaped area for each one square foot of sign surface area. The new building would also have one wall graphic on the south facade (90 square feet in area), which meets the sign ordinance requirements. The applicant is not proposing any other changes to the existing PGI Planned General Industrial District Ordinance No. G22-07. r i , , , , I amazon Delivery- 1 - amaa on Denver Visitors I Associates Visitors(Associates(— a'!Delivery Vans 4-1' All Trucks 250 AIRPORT ROAD- 250 AIRPORT ROAD- -i .- Figure 3.Primary monument graphic Figure 4.Secondary monument graphic The Community Development Department offers the following additional information: A. Property History.The subject property was annexed to the city in 1984.Upon annexation, the property was zoned M2 General Manufacturing. In 1992, the property was rezoned to AB Area Business District and GI General Industrial District as part of the comprehensive amendment to the zoning ordinance. In 1997, the subject property was rezoned to PAB Planned Area Business District by Ordinance G36-97, which approved the construction of various facilities for a motor vehicle dealership. In 1998,the PAB Planned Area Business District was amended in its entirety by Ordinance No. G58-98 to allow for the construction of a motor vehicle dealership, a hotel and a restaurant. In 2000, the property was rezoned to a PGI Planned General Industrial District by Ordinance No. G65-00 for a light-industrial development. -4 - Recommendation & Findings of Fact Petitions 38-19 December 2, 2019 In 2007,the PGI Planned General Industrial District was amended in its entirety by current Ordinance G22-07,which approved the construction of the Fox River Business Center with three industrial buildings. The subsequent Fox River Business Center subdivision was approved in 2008. As of today, the Fox River Business Center has been renamed to River Ridge Business Center with two light-industrial buildings completed.The third 66,780-square foot building on the subject site for Amazon fulfillment center, is currently under construction. B. Surrounding Land Use and Zoning. The properties to the east and west are part of the same River Ridge Business Center PGI Planned General Industrial District approved in 2007 by Ordinance G22-07. The property adjacent to the west is a 176,799-square foot multi-tenant light-industrial and warehousing building.The property to the east is a 48,300- square foot light-industrial building that is currently vacant. The property adjacent to the north is zoned GI General Industrial and is improved with a 430,000-square foot multi- tenant light-industrial and warehousing building. I-90 Tollway is located to the south. C. Comprehensive Plan. The subject property is designated as Light Industrial by the City's 2018 Comprehensive Plan. This land use includes light industrial uses and business parks consisting of a range of uses, such as research and development, light distribution and warehousing, light manufacturing, and service and consumer-oriented businesses. The scale and intensity of these uses should vary based on context and respect the scale and character of nearby housing when located near a residential areas. When adjacent to commercial districts or residential neighborhoods, buffering and screening should be in place to appropriately mitigate potential negative impacts and nuisances, Generally speaking, light industrial uses and activities are conducted entirely indoors and are relatively low in intensity with limited impact on adjacent properties. D. Zoning District. The purpose and intent of this PGI Planned General Industrial District established by Ordinance No. G22-07 is to provide a planned industrial environment for those industrial uses that do not require the location or environment of an ORI Office Research Industrial District. A PGI zoning district is most similar to, but departs from the standards requirements of the GI zoning district. E. Trend of Development. The subject property is part of the three lot River Ridge Business Center located on the north side of Airport Road generally east of State Street (IL Route 31).Two light-industrial and warehousing buildings in the business park have already been completed. The third one, a 66,780-square foot Amazon fulfillment center on the subject property is currently under construction. The area east of State Street and generally north of 1-90 Tollway has been developing with light-industrial, manufacturing, and warehousing uses and buildings taking advantage of the close proximity and access to I-90 Tollway. A row of commercial uses with restaurants - 5 - Recommendation & Findings of Fact Petitions 38-19 December 2, 2019 and hotels has development along State Street serving the needs of nearby residents, employees and businesses in the surrounding area. The area still has several vacant properties and underutilized parking lots which will likely be developed with light-industrial and warehousing uses in the future. FINDINGS After due notice as required by law, the Planning & Zoning Commission conducted a public hearing in consideration of Petition 38-19 on December 2, 2019. Testimony was presented at the public hearing in support of the application. The Community Development Department submitted a Development Application Review and Written Findings & Recommendation to the Planning & Zoning Commission dated December 2, 2019. The Community Development Department and the Planning & Zoning Commission have made the following findings regarding the application against the standards for map amendments outlined in § 19.55.030, and planned developments outlined in § 19.60.040: 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 zoning district with respect to its size, shape, significant features including topography, watercourses, vegetation, and existing improvements. The subject property is 11.8-acres in area and has a substantial topography change.The central portion of the property has the highest topography with the grade dropping down by 10-16 feet towards River Ride Drive and Airport Road. The construction of a 66,780-square foot building and accessory parking areas on the property is near completion. The site does not have any significant vegetation, however, the applicant will install new trees and shrubs along Airport Road and River Ridge Drive to screen the adjacent parking lots. Because of the topography change and the existing 10-foot wide public utility easement along the street lot lines along Airport Road and River Ridge Drive, the proposed monument graphics are setback between approximately 40 feet to 60 feet from the street curbs. Therefore, the monument graphics, which function as directional graphics are proposed to be larger than typical monument graphics to be visible to the oncoming traffic to direct the drivers to the appropriate site and building entrances There are no significant watercourses that would have a negative impact on the proposed - 6 - Recommendation & Findings of Fact Petitions 38-19 December 2,2019 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 water and sanitary sewer facilities are available and located within Airport Road and River Ridge Drive. The proposed building will connect to the existing facilities and can be adequately served by municipal services. The development will also meet the requirements of the stormwater ordinance.The proposed monument graphics will have no effect the existing and new water, sanitary treatment, and storm water control facilities. 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"[SR]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 zoning district with respect to the provision of safe and efficient on-site and off-site vehicular circulation designed to minimize traffic congestion. The larger-than-typical monument graphics are designed for efficient on-site and off-site vehicular circulation. Due to the topography of the site and the existing public utility easement along the street lot lines, the proposed monument graphics would be installed approximately 40-60 feet from the street curb. The graphics are proposed to be greater in area and height, than what is typically allowed, to be easier identified by the on-coming driver which directs them to the appropriate site and building entrances. Directing traffic to the appropriate site and building entrances is critical for efficient site circulation, business operation and prevents traffic congestion in the immediate area. - 7 - Recommendation & Findings of Fact Petitions 38-19 December 2, 2019 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 property has over time been rezoned from manufacturing, to commercial, to light-industrial zoning classifications. The most recent planned development on the property was approved in 2007. However, the property remained undeveloped until the construction of the 66,780-square foot building that is currently near completion. The proposed monument graphics are critical to the successful operation of the business and the long-term viability of the site. 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 properties to the east and west are part of the same River Ridge Business Center PGI Planned General Industrial District approved in 2007 by Ordinance No. G22-07. The property adjacent to the west is a 176,799-square foot multi-tenant light-industrial and warehousing building. The property to the east is a 48,300-square foot light-industrial building that is currently vacant. The property adjacent to the north is zoned GI General Industrial and is improved with a 430,000-square foot multi-tenant light-industrial and warehousing building. 1-90 Tollway is located to the south. The proposed monument graphics will not have any negative effect on the surrounding land uses. 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 part of the three lot River Ridge Business Center located on the north side of Airport Road generally east of State Street (IL Route 31). Two light-industrial and warehousing buildings have already been completed in the business park.The third one,a 66,780-square foot Amazon fulfillment center on the subject property is currently under construction. The area east of State Street and generally north of 1-90 Tollway has been developing with light-industrial, manufacturing, and warehousing uses and buildings taking advantage of the close proximity and access to 1-90 Tollway.A row of commercial uses with restaurants - 8 - Recommendation & Findings of Fact Petitions 38-19 December 2, 2019 and hotels has developed along State Street serving the needs of nearby residents, employees and businesses in the surrounding area. The area still has several vacant properties and underutilized parking lots which will likely be developed with light-industrial and warehousing uses in the future. The proposed graphics will not have any negative effect on the existing trend of development in the area. 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 and intent of this PGI Planned General Industrial District established by Ordinance No. G22-07 is to provide a planned industrial environment for those industrial uses that do not require the location or environment of an ORI Office Research Industrial District. A PGI zoning district is most similar to, but departs from the standards requirements of the GI zoning district.The proposed monument graphics are consistent with the existing planned development layout and appropriate considering the L-shape site has irregular topography and three driveway entrances to the site. 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 Light Industrial by the City's 2018 Comprehensive Plan. This land use includes light industrial uses and business parks consisting of a range of uses, such as research and development, light distribution and warehousing, light manufacturing, and service and consumer-oriented businesses. The scale and intensity of these uses should vary based on context and respect the scale and character of nearby housing when located near a residential areas. When adjacent to commercial districts or residential neighborhoods, buffering and screening should be in place to appropriately mitigate potential negative impacts and nuisances. Generally speaking, light industrial uses and activities are conducted entirely indoors and are relatively low in intensity with limited impact on adjacent properties. ADDITIONAL STANDARDS FOR PLANNED DEVELOPMENTS I. Conditional Use for a Planned Development: Where applicable, the suitability of the - 9 - Recommendation & Findings of Fact Petitions 38-19 December 2, 2019 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. The subject property is 11.8-acres in area and has a substantial topography change. The central portion of the property has the highest topography with the grade dropping down by 10-16 feet towards River Ride Drive and Airport Road. The construction of a 66,780-square foot building and accessory parking areas on the property is near completion and will generally preserve the existing site topography. The site does not have any significant vegetation, however, the applicant will install new trees and shrubs along Airport Road and River Ridge Drive to screen the adjacent parking lots. There are no significant watercourses and no wetlands present on the property 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. The larger-than typical monument graphics are proposed due to their location approximately 40-60 feet from the curbs of Airport Road and River Ridge Drive. The graphics are proposed for adequate visibility to direct on-coming traffic to the appropriate site and building entrances,which minimizes any traffic congestion in the immediate area. The proposed graphics will not exercise any detrimental influence on the surrounding properties. - 10 - Recommendation & Findings of Fact Petitions 38-19 December 2, 2019 PLANNED DEVELOPMENT DEPARTURES AND EXCEPTIONS The applicant is requesting the following departures from the requirements of the zoning ordinance: 1. Section 19.50.070, "Monument Graphics", of the zoning ordinance. The property is permitted to have one 10-foot high monument graphic with 60 square feet in total sign surface area. The applicant is proposing to construct three monument graphics. The primary monument graphic would be ten feet high and 130 square feet in area. The two secondary graphics would be 7 feet high and 46.6 square feet in area each. Staff finds the proposed departures are appropriate to achieve a safe and efficient on-site and off- site traffic circulation. The construction of the 66,780-square foot building on the 11.8-acre site is nearing completion. The site has three access driveways, two along Airport Road and one along River Ridge Drive. The applicant is proposing one monument graphic near each driveway entrance to essentially serve as a directional graphic informing the on-coming traffic of the appropriate building and site entrances. A typical directional graphic allowed on this property can be up to 3 feet high and 4 square feet in sign surface area. Due to the topography of the site and the existing public utility easement along the street lot lines along Airport Road and River Ridge Drive, the proposed monument graphics would be located approximately 40-60 feet from the adjacent roadways. Therefore, a 3-foot high 4 square foot in sign is not adequate for the subject property. The applicant is proposing three larger-than typical monument graphics for adequate visibility from the roadways. Efficient on-site and off-site traffic circulation is essential for successful business operation and also reduced traffic congestion on the adjacent roadways. Therefore, the additional graphics will not have any negative effects on the surrounding properties. RECOMMENDATION The Community Development Department and the Planning & Zoning Commission recommend approval of Petition 38-19, subject to the following conditions: 1. Substantial conformance to the Development Application submitted by Northern Builders Inc., as applicant, and CF Otter ORD LLC, as property owner, received October 21,2019, and supporting documents including: a. Statement of Purpose and Conformance, prepared by Northern Builders Inc., dated October 18, 2019; - 11 - Recommendation & Findings of Fact Petitions 38-19 December 2, 2019 b. Plat of Survey,prepared by Spaceco Inc., dated May 2, 2019; c. Geometric Plan Sheet 4 of 16,prepared by Spaceco Inc.,dated May 3,2019,last revised November 14, 2019, with such further revisions as required by the Community Development Director; d. Grading Plan - 1 Sheet 5 of 16, prepared by Spaceco Inc., dated May 3, 2019, last revised November 13,2019,with such further revisions as required by the Community Development Director; e. Grading Plan - 2 Sheet 6 of 16, prepared by Spaceco Inc., dated May 3, 2019, last revised October 4, 2019, with such further revisions as required by the Community Development Director; f. Utility Plan Sheet 7 of 16, prepared by Spaceco Inc., dated May 3, 2019, last revised October 4, 2019, with such further revisions as required by the Community Development Director; g. Landscape Plans Sheets L-1.0 and L-2.0, prepared by Dowden Landscape Design, dated April 26, 2019, last revised October 18, 2019, with such further revisions as required by the Community Development Director; h. Undated monument sign landscape area exhibits,prepared by Northern Builders, Inc., received November 21,2019,with such further revisions as required by the Community Development Director; i. Site Signage Plan Sheet A7.1A, prepared by Cesco Inc., dated May 13, 2019, last revised November 18, 2019,with such further revisions as required by the Community Development Director; and j. Three page sign plans for"Northern Amazon DCH7 250 Airport Rd Elgin, IL,prepared by Parvin-Clauss Sign Company, dated September 26, 2019, last revised October 18, 2019,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. A departure is hereby granted to permit the construction of three monument graphics on the property commonly known as 250 Airport Road with one primary graphic being 10 feet high and 130 square feet in sign surface area, and two secondary graphics each seven feet high and 46.6 square feet in sign surface area in substantial compliance to the following: a. Site Signage Plan Sheet A7.1A, prepared by Cesco Inc., dated May 13, 2019, last revised November 18,2019,with such further revisions as required by the Community Development Director; and b. Three page sign plans for"Northern Amazon DCH7 250 Airport Rd Elgin, IL,prepared by Parvin-Clauss Sign Company, dated September 26, 2019, last revised October 18, 2019,with such further revisions as required by the Community Development Director. 3. Compliance with all applicable codes and ordinances. - 12 - Recommendation & Findings of Fact Petitions 38-19 December 2, 2019 The vote of the Planning&Zoning Commission on the motion to recommend approval,subject to the conditions outlined by the Community Development Department,was six(6)yes, zero(0)no, and zero (0) abstentions. One member was absent. Respectfully Submitted, s/Jav Cox Jay Cox, Chairman Planning&Zoning Commission s/Damir Latinovic Damir Latinovic,AICP; Secretary Planning&Zoning Commission - 13 - trail IN -"""komit eJ IV Elia -r� • er RId9e Dr �� s , , - 41111111 : _ ii. a i i k t,, iitighriumi- -i- Subject Property 4 .10/ . k Petition 38-19 Ili,. r_ . ,d , .,. - i _--,—..1., , .../fisgi O, .90 i... /_y Airport Rd _ ammis -- . 90 , s- 31�a - -�--� W River Rd -11 CC x•90 Federation PI ` Tollview Rd °KeRd 4 t -III — a P ' , _ dept it c',-'. �ii' a Qood 4 } •. .! Ranch Rd a i, EXHIBIT Aerial/Location Map N w -1r—r s Map prepared by City of Elgin 0 110 220 440 660 880 Department of Community Development Feet .4/,% RiverRidge Gln AB iPAB 4 , Subject Property Petition 38-19 4 ,73 Legend ORC1 Residence Conservation 1 N. ORC2 Residence Conservation 2 T QRC3 Residence Conservation 3 pc-1 QPRC Planned Residence Conservation Q SFR1 Single Family Residence 1 OPSFR1 Planned Single Family Residence 1 O SFR2 Single Family Residence 2 OPSFR2 Planned Single Family Residence 2 OTRF Two Family Residence O PTRF Planned Two Family Residence Airport Rd OMFR Multiple Family Residence ®PMFR Planned Multiple Family Residence 490W QRB Residence Business ,0/137.. OPRB Planned Residential Business mo -NB Neighborhood Business -PNB Planned Neighborhood Business IMAB Area Business W River Rd III -PAB Planned Area Business -CC1 Center City 1 -CC2 Center City 2 1.1PCC Planned Center City11 ,l1VP �a MINORI Office Research Industrial 10 -PORI Planned Office Research Industrial -GI General Industrial PRC umPGI Planned General Industrial Cl- Commercial Industrial a 60-CF Community FacilityIl K�O° 111.1 PCF Planned Community Facility Qat EXHIBITS Zoning Map N W-aJ F S Map prepared by City of Elgin 0 90 180 360 540 720 Department of Community Development Feet Highpoint Dr Subject Property 250 Airport Rd. Petition 38-19 / , ' 0 / 0� / � 0334421049 0334421048 Airport Rd imam 90 EXHIBIT C Parcel Map N City of Elgin 0 45 90 180 270 360 Department of Community Development Feet EXHIBIT D SITE LOCATION 250 Airport Rd Petition 38-19 , a ... .:‘ • . • , . .1 I ,. Su••ect Pro– , -:i. ... . • --- r : 1 uu.p - . v.+ .e.,....4. .00 . ar 0 ', ,• . . , • . . 1 ) , .. 1. . . ,. ....... 4 ,: . • ... 1. '.." Ihittibeass Bird's eye view looking north _ . . / ,/-------, . •" .. - ' twat -...„. ---A 1 imi -.- --,,•:.,.,(\\ ,,......_._.-•: . 1.; ', - - • - -:7 41W ' . .- . . , - ' ' ,. , •: ` --1111 MI:::•!i' ' - . wow = . it/ •••••••'.. N., • ,.. , , ... iv. - . .,..----• :. . .... , fi -. ' it... • . ._ - ' - - - ' t ! • . •.- '-.%•.4.' 11.7.. ....... I • 1116- . , _, 410— " I 11,--------- 1. '-.. re 1 ; , .. . MIA 1 =mmmy -.• ---.,\t 11111 .111 c •-.... - . ' ... . . .. • . ' f ,.- •,.- t.rt• ' , . , 17 .. ,...'Fb \--- - ell' ' .: ... • , .„ - • ....... .... , . hi. : • p 2013 Pictometry = Bird's eye view looking west EXHIBIT D SITE LOCATION 250 Airport Rd Petition 38-19 Ian s —` _ ..,_ - --1. 1 4110-4---"" ;IBMIIIIIMIMPP"` 1--- ' Front elevation of the new Amazon building on the subject property .M • AIL Itoi, Front elevation (street view) of the new Amazon building on the subject property