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HomeMy WebLinkAboutG48-25 Ordinance No. G48-25 AN ORDINANCE AMENDING ORDINANCE NO. G29-08 PROVIDING FOR SPECIAL REGULATIONS FOR STREET GRAPHICS WITHIN A PORTION OF THE RANDALL ROAD/I 90 AREA OF SPECIAL CHARACTER(PORTIONS OF RANDALL POINT EXECUTIVE CENTER SUBDIVISION AND RANDALL POINT EXECUTIVE CENTER II SUBDIVISION) AS AMENDED BY ORDINANCE NO. G40-10 AND ORDINANCE NO. G30-22 WHEREAS, the City Council of the City of Elgin, by adopting Ordinance No. G25-08 on May 28, 2008,designated the portions of Randall Point Executive Center Subdivision and Randall Point Executive Center II Subdivision as part of the Randall Road/I 90 Area of Special Character (the "Randall Road/I 90 Area of Special Character") pursuant to Section 19.50.105 of the Elgin Municipal Code, as amended; and WHEREAS, the City Council of the City of Elgin, by adopting Ordinance No. G29-08 on May 8, 2008, approved the special regulations for street graphics for the Randall Road/190 Area of Special Character; and WHEREAS, the City Council of the City of Elgin, by adopting Ordinance No. G40-10 on August 11,2010,amended the special regulations for street graphics previously provided pursuant to Ordinance No. G29-08; and WHEREAS,the City Council of the City of Elgin,by adopting Ordinance No. G30- 22 on July 13, 2022, further amended the special regulations for street graphics previously provided pursuant to Ordinance No. G29-08, as amended by Ordinance No. G40-10; and WHEREAS, written application has been made to further amend the special regulations for street graphics within the Randall Road/I 90 Area of Special Character pursuant to Ordinance No. G29-08, as amended by Ordinance No. G40-10 and Ordinance No. G30-22, to allow a larger- than-permitted monument graphic at 2125 Point Boulevard; and WHEREAS,the Planning and Zoning Commission conducted a public hearing concerning said application on September 8, 2025, 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 special regulations for street graphics within an area of special character established by Ordinance No. G29-08, as amended by Ordinance No. G40-10 and Ordinance No. G30-22, pertains to the government and affairs of the city; and WHEREAS, the City Council of the City of Elgin further finds that the use of the Portions of Randall Point Executive Center Subdivision and Randall Point Executive Center II Subdivision as an office park presents specified unique challenges and demands such that the City's street graphic ordinance cannot adequately regulate street graphics for such use in such area; and WHEREAS, the amended special regulations for the portions of Randall Point Executive Center Subdivision and Randall Point Executive Center II Subdivision are consistent with the unique character and unique use of the Randall Road/I 90 Area of Special Character and departures from the street graphics ordinance as contained within such amended special regulations are limited to address the unique and particular area characteristics and use characteristics of the portions of Randall Point Executive Center Subdivision and Randall Point Executive Center II Subdivision portion of the Randall Road/I 90 Area of Special Character. 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 September 8, 2025, 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 1 of Ordinance No.G40-10,as amended by Ordinance No. G30- 22, which provides for Special Regulations for Street Graphics for the portions of Randall Point Executive Center Subdivision and Randall Point Executive Center II Subdivision portion of the Randall Road/I 90 Area of Special Character, being legally described in Section 3. 2. (a) within Ordinance No. G25-08 which established the portions of Randall Point Executive Center Subdivision and Randall Point Executive Center II Subdivision as part of the Randall Road/I 90 Area of Special Character (the "Subject Property"), be and is hereby further amended to include the following additional special regulations and conditions: 9. Substantial conformance to the Development Application submitted by Karen Dodge, as applicant, and CD Elgin, LLC, as property owner, received July 17, 2025, and supporting documents including: a. Undated Special Zoning Approval letter, dated received August 11, 2025; b. ALTAIACSM Land Title Survey,prepared by James L. Harpole,professional land surveyor No. 3190, dated last revised December 27, 2026; c. Scope: Sign 1 plan, prepared by Aurora Sign Co., dated March 5, 2025, with such 2 further revisions as required by the Community Development Director; d. Scope: Sign 1 Engineering plan, prepared by Aurora Sign Co., dated August 14, 2025, with such further revisions as required by the Community Development Director; e. Scope: Sign 1 Location plan,prepared by Aurora Sign Co.,dated August 14, 2025, with such further revisions as required by the Community Development Director; and f. Overhead view plan, prepared by Aurora Sign Co., dated August 18, 2025, 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. 10. A monument graphic with a maximum height often feet,maximum overall sign surface area of 122.5 square feet,and a maximum surface area of the electronic message center (EMC)of 65 square feet, is hereby permitted on the property commonly known as 2125 Point Boulevard. 11. Compliance with all applicable codes and ordinances. Section 3. That except as amended herein, the special regulations for street graphics of the Subject Property shall be controlled pursuant to the provisions of Ordinance No. G29-08, as amended by Ordinance No. G40-10 and Ordinance No. G30-22. In the event of any conflict between this ordinance and Ordinance No. G29-08, Ordinance No. G40-10, and Ordinance No. G30-22,this ordinance and associated documents shall control and prevail. Section 4. That this ordinance shall be in full force and effect upon its passage in the manner provided by law. fj David J. Kapt in, M or Presented: October 22, 2025 Passed: October 22, 2025 Omnibus Vote: Yeas: 9 Nays: 0 Recorded: October 22, 2025 . • Published: October 22, 2025 '', , , �Atte '' Kimberly Dewi ty lerk tt 3 EXHIBIT A September 8,2025 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 26-25, an application by Karen Dodge, as applicant, and CD Elgin, LLC, as property owner, requesting approval of an amendment to the special regulations for street graphics within a portion of the Randall Road/I 90 Area of Special Character established by Ordinance No. G29-08, as amended by Ordinance No. G40-10 and Ordinance No.G30-22,to construct a ten-foot-high and 122.5-square-foot monument graphic with a 65-square-foot electronic message center panel along the portion of the property facing the I-90 Tollway at the property commonly referred to as 2125 Point Boulevard.The Elgin zoning ordinance uses the terms"graphic,""street graphic,"and"sign" interchangeably. GENERAL INFORMATION Petition Number: 26-25 Property Location: 2125 Point Boulevard Requested Action: Amend existing special regulations for street graphics established By Ordinance No. G29-08,as amended by Ord.No. G40-10 and Ord. G30-22 Current Zoning: PORI Planned Office Research Industrial District established by Ordinance No. G17-99 Proposed Zoning: No change. PORI Planned Office Research Industrial District established by Ordinance No. G 17-99 Existing Use: Medical office Proposed Use: No change. Medical office. Applicant: Karen Dodge Recommendation & Findings of Fact Petition 26-25 September 8. 2025 Owner CD Elgin,LLC Staff Coordinators: Damir Latinovic,AICP. Senior Planner Exhibits Attached: A. Aerial/Location Map B. Zoning Map C. Parcel Map D. Site Location G. Development Application and Attachments H. Draft Ordinance BACKGROUND By Karen Dodge, as applicant, and CD Elgin, LLC,as property owner, requesting approval of an amendment to the special regulations for street graphics within a portion of the Randall Road/I 90 Area of Special Character established by Ordinance No. G29-08, as amended by Ordinance No. G40-10 and Ordinance No.G30-22,to construct a ten-foot-high and 122.5-square-foot monument graphic with a 65-square-foot electronic message center panel along the portion of the property facing the 1-90 Tollway at the property commonly referred to as 2125 Point Boulevard.The Elgin zoning ordinance uses the terms"graphic,""street graphic,"and"sign" interchangeably. The 5.26-acre subject property is located east of Randall Road and north of 1-90 Tollway. The property has frontage along Point Boulevard on the north and I-90 Tollway on the south. It is part of the Randall Point Executive Center II Subdivision office park approved in 1999. The property is improved with a 52,702-sqaure foot one-story class A two-tenant office building and accessory parking lot completed in 2005. The access to the property is from Point Boulevard. A-Tec ambulance, an emergency medial service provider, occupies the southern 75 per cent of the building. The 2"a tenant space within the building is currently vacant. The property is zoned PORI Planned Office Research Industrial District established by Ordinance No. G 17-99 in 1999. The properties to the north and west are also located within the same office park and are zoned PORI Planned Office Research Industrial District.The property adjacent to the west is improved with a one-story class-A office building home to Fabricators and Manufacturers Association headquarters. The property to the north across Point Boulevard is improved with a one-story multi-tenant office building. The property adjacent to the east is unimproved open space located in unincorporated Kane County.And the property to the south across 1-90 Tollway is zoned PORI Planned Office Research Industrial District and is improved with John B. Sanfilippo& Son -2- Recommendation & Findings of Fact Petition 26-25 September 8,2025 manufacturing facility and a four-story office building closest to I-90. '� _Jr-. w,y i T rt , Iiill s . , ; i ' .,,, / S MAl ' / 42 • i , - - ' s , * I,o, Figure 1.Site area map with zoning overlay Proposal A-Tec Ambulance, the existing tenant, and CD Elgin, LLC, the property owner, are requesting approval to install a larger-than-permitted monument sign. The property is allowed one 10-foot high and 120-square foot monument sign with a maximum 40-square-foot Electronic Message Center(EMC). The applicant is proposing a ten-foot high and 122.5-square foot monument sign with a 65-square foot EMC. The proposed sign would be installed along 1-90 Tollway. The property currently does not have a monument sign.No other signs are proposed. —3 — Recommendation & Findings of Fact Petition 26-25 September 8,2025 p ,z.v , ra f DRIVEN BY PEOPLE 0 Ili ._ DEFINED BY PURPOSE 1- ti ! li. WI GRADE Figure 2 Proosed monument sign at 2125 Point Boulevard The zoning ordinance permits only one monument graphic per building per zoning lot.The subject property is allowed to have one monument graphic with a maximum height of 10 feet. The size of the monument graphic allowed is based on the speed limit of the street along which a sign is installed. With the 60 miles per hour speed limit on I-90, a monument sign with a maximum of 120 square feet is permitted. Per the sign ordinance, that monument graphic is permitted to have an electronic message center. The electronic display panel is allowed to be up to 50%of the sign surface area of a monument graphic,with a maximum of 40 square feet. The southern portion of the property where the monument sign is proposed is partially obscured from the view of motorists traveling along 1-90 by an existing 6-foot-high chain link fence located on the I-90 Tollway property. In addition, the chain-link fence is overgrown with shrubs which partially obstructs the view of the property. The subject property currently does not have any other signs. In addition to the one monument sign typically allowed, the property is also allowed one directional monument sign (max. 3 feet high and 2 square feet in sign surface area) near each of the two access driveways to Point Boulevard. Each tenant is allowed two wall signs on the building. The property is part of the Randall Road/1-90 Area of Special Character established in 2008. An area of special character is established to approve special regulations for street graphics within such area. The special regulations for street graphics in this area of special character where the property is located were established in 2008 by Ordinance G29-08, and were later amended in 2010 by Ordinance G40-10.The 2010 amendment allowed one larger-than-permitted subdivision monument sign along 1-90 Tollway at 2145 Point Boulevard.That sign is ten feet high,200 square feet in sign surface area, and includes a 103-square foot EMC. The sign was approved as a subdivision graphic for advertisement of all tenants within the office park. The sign regulations -4- Recommendation & Findings of Fact Petition 26-25 September 8,2025 were amended again in 2022 by Ordinance No. G30-22 to allow for a larger-than-permitted monument sign at 2205 Pont Boulevard.That monument sign is ten feet high, 152.5 square feet in sign surface area with a 75-square-foot electronic message center. Over the years, the City has also approved larger-than-permitted monument graphics for several other properties along I-90 Tollway (Table 1 below). A permit for a monument sign was also approved for the new WoodSpring Suites hotel at 2225 Point Boulevard. That sign is 8.25 feet high and 104.2 square feet in sign surface area with a 40-square foot EMC.The WoodSpring Suites monument sign complies with the sign ordinance. i y v '� 4 DRIVEN BYPEDP&1 F ` DEFINED BY PURPDSf _ _ _., -----i .3'^ ,. i ` _p.. °C� E-..-_—t t i7in:.. . _ _..�_„_ - j it51106' : : : 'F..4' 3 �_: -- - 1G Propel tySetbace H. _ ` 1. . 1 . ,:,,, .,_ , ,, ., , ___ , ,,,, ..: ), ._ , 1-,... ,"___,_,_„-_-__ _____I I 1 -,,,. i Figure 3.Site plan with location of the proposed monument sign(left)and the rendering of the sign(right) - 5 - Recommendation &Findings of Fact Petition 26-25 September 8,2025 Table 1. Detail of Other Monument Graphics along 1-90 Overall Overall Area of Business Name and Address Monument Monument Electronic Graphic Height Graphic Size Message Center Randall Rd Auto Mall RO ft. 1.873 sq. ft. 200 sq. ft. 2641 Auto Circle Drive Randall Point Executive Center 10 It. 200 sq. ft. 103 sq. ft. 2145 Point Boulevard Rieke Office Interiors 10 ft. 200 sq. ft. 89 sq. ft. 2000 Fox Lane Newhaven Display International 10 ft. 200 sq. ft. 92 sq. ft. 2661 Galvin Drive John B. Sanfilippo+Son, Inc. 10 ft. 193 sq. ft. 95 sq. ft. 1707 N. Randall Road 2205 Point Blvd 10 ft. 152.5 sq. ft. 75 sq. ft. 2125 Point Blvd (PROPOSED) 10 ft. 122.5 sq. ft. 65 sq. ft. The Community Development Department offers the following additional information: A. Property History. The subject property was annexed in 1991. Upon annexation, the property was zoned ORI Office Research Industrial District. In 1999, the property was classified in the PORI Planned Office Research Industrial District by Ordinance No. G17- 99. The property is part of the Randall Point Executive Center II Subdivision platted in 1999. The existing one-story 52,702-square-foot office building on the property was completed in 2005. The building includes two tenant spaces. A-Tec Ambulance, an emergency medical service provider occupies the southern 75 per cent of the building.The remaining 25 per cent of the building(2nd tenant space) is currently vacant. In 2008,the City Council approved the Randall Road/I-90 Area of Special Character by Ordinance No. G25-08, which includes this property. The same year, the City Council established special regulations for street graphics within this area of special character by Ordinance No. G29-08. In 2010, the special regulations for street graphics were amended by Ordinance No. G40-10. The special regulations provided for one larger-than-permitted monument sign along I-90, located at 2145 Point Boulevard that was to serve the entire office park subdivision. In 2022, the area of special character was amended again by Ordinance No. G30-22 to allow for a larger-than-permitted monument sign with an electronic message center facing I-90 at 2205 Point Boulevard. -6- Recommendation & Findings of Fact Petition 26-25 September 8,2025 B. Surrounding Land Use and Zoning. The property is zoned PORI Planned Office Research Industrial District established by Ordinance No. GI7-99 in 1999. The properties to the north and west are also located within the same office park and are zoned PORI Planned Office Research Industrial District.The property adjacent to the west is improved with a one-story class-A office building home to Fabricators and Manufacturers Association headquarters. The property to the north across Point Boulevard is improved with a one-story multi-tenant office building. The property adjacent to the east is unimproved open space located in unincorporated Kane County. And the property to the south across I-90 Tollway is zoned PORI Planned Office Research Industrial District and is improved with John B. Sanfilippo& Son manufacturing facility and a four-story office building closest to I-90. C. Comprehensive Plan. The subject property is classified as Office land use by the 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 use are ancillary in nature,supporting the function of nearby institutions and commercial areas. D. Zoning District. The purpose of this PORI Planned Office Research Industrial District is to provide hotel, conference, and restaurant facilities and other ancillary uses to the community and region. A PORI zoning district is most similar to, but departs from the standard requirements of the PORI zoning district. E. Trend of Development. The subject property is located within an established corporate office business park commonly known as Randall Point Executive Center. All properties within the business park are improved with single-story or multi-story office buildings surrounded by accessory parking lots, except for the three lots at the entrance into the business park closest to Randall Road which are improved with a restaurant (Jimmy's Charhouse) and two hotels (Country Inn & Suites and WoodSpring Suites). The business park tenants include a variety of corporations and general office uses,including State Farm Insurance, Bishop Technologies Inc., several law firm offices, and financial institutions, among others. In 2016, FMA moved its headquarters to a new 26,000-square foot one-story building on the eastern portion of the office park at 2135 Point Boulevard. In early 2017, PACE Suburban Bus transit provider constructed a new 154-space park-n-ride parking lot near the entrance into the business park at the southeast corner of Randall Road and Point Blvd. One 1.5-acre lot remains vacant. Staff anticipates the office park will continue to provide - 7- Recommendation & Findings of Fact Petition 26-25 September 8,2025 Class A office space for various types of office users for the foreseeable future. FINDINGS After due notice as required by law, the Planning & Zoning Commission conducted a public hearing in consideration of Petition 26-25 on September 8,2025. 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 September 8,2025 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 standards for areas of special character outlined in § 19.50.105: STANDARDS FOR MAP AMENDMENTS A. Site Characteristics Standard. The suitability of the subject property for the intended zoning district 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 existing 62,316-square foot two-story office building was constructed in 2001 and includes the accessory parking lot surrounding the building. The applicant is not proposing any other site changes, except for the construction of a new monument graphic along I-90. The proposed sign is located within an existing landscape island 1.24 feet from the south property line. The applicant would install 31 new shrubs around the base of the monument sign. The proposed sign will not impede the surface stormwater flow and it will not affect any underground utilities. No significant natural features including topography, watercourses, vegetation, and existing improvements exist that would have a negative impact on the proposed monument sign. B. Sewer and Water Standard. The suitability of the subject property for the intended zoning district with respect to the availability of adequate Municipal water, wastewater treatment and stormwater control facilities. Findings. The subject property is suitable for the intended zoning district with respect to the availability of adequate water, sanitary treatment, and storm water control facilities. The existing building is served with municipal sanitary and water services. The applicant is not proposing to make any changes to the existing water and sewer infrastructure at this time. - 8 - Recommendation & Findings of Fact Petition 26-25 September 8, 2025 C. Traffic and Parking Standard. The suitability of the subject property 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. 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 subject property has frontage along Jane Addams Memorial Tollway(I-90),but has no direct access to I-90.The proposed monument graphic would be located along I-90 to provide additional visibility for the tenants of the building to the motorists traveling along the tollway. The proposed monument graphic along I-90 is located within an existing landscape island and will not have any impact on the existing parking configuration on the property which adequately serves the existing use. Other businesses, such as Randall Rose Auto Mall, Sanfilippo Fisher Corporate Center, Randall Point Executive Center, and Rieke Office Interiors, have similar electronic monument graphics along 1-90. These graphics ranging in size from 193-1,873 square feet in area have not negatively impacted the traffic on I-90. D. Zoning History Standard. The suitability of the subject property for the intended zoning district 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 zoning district with respect to the length of time the property has remained undeveloped or unused in its current zoning district. The subject property was annexed in 1991. Upon annexation, the property was zoned ORI Office Research Industrial District. In 1998, the property was classified in the PORI Planned Office Research Industrial District by Ordinance No.G26-98,which was amended -9- Recommendation & Findings of Fact Petition 26-25 September 8,2025 in 2000 by Ordinance No. G59-00. The property is part of the Randall Point Executive Center Subdivision platted in 1998. The existing two-story 62,316-square foot office building on the property was completed in 2001. In 2008,the City Council approved the Randall Road/I-90 Area of Special Character by Ordinance No. G25-08, which included this property. The same year, the City Council established the special regulations for street graphics within this area of special character by Ordinance No. G29-08. In 2010, the special regulations for street graphics were amended by Ordinance No. G40-10. The special regulations provide for one larger-than- permitted monument sign along 1-90, located at 2145 Point Boulevard, that was to serve the entire office park subdivision. E. Surrounding Land Use and Zoning Standard. The suitability of the subject property for the intended zoning district with respect to consistency and compatibility with surrounding land use and zoning. Findings. The property is suitable for the intended zoning district with respect to consistency and compatibility with surrounding land uses and zoning. All surrounding properties within the same office park are zoned PORI Planned Office Research Industrial District. The property adjacent to the west is the recently constructed WoodSpring Suites hotel.The property adjacent to the east is a three-story multi-tenant office building,and the property to the north across Point Boulevard is a one-story multi-tenant office building with accessory parking lot. The property to the south across I-90 Tollway is also zoned PORI Planned Office Research Industrial District and is improved with a four-story multi- tenant office building part of the John B. Sanfilippo& Son corporate campus. F. Trend of Development Standard. The suitability of the subject property for the intended zoning district 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 zoning district with respect to consistency with an existing pattern of development or an identifiable trend of development in the area. The subject property is located within an established corporate office business park commonly known as Randall Point Executive Center. All properties within the business park are improved with single-story or multi-story office buildings surrounded by accessory parking lots,except for the three lots at the entrance into the business park closest to Randall Road which are improved with a restaurant(Jimmy's Charhouse)and two hotels (Country Inn&Suites and WoodSpring Suites).The business park tenants include a variety of corporations and general office uses, including State Farm Insurance, Bishop Technologies Inc.,several law firm offices,and financial institutions,among others. In 2016, FMA moved its headquarters to a new 26,000-square foot one-story building on the eastern portion of the office park at 2135 Point Boulevard. In early 2017, PACE - 10- Recommendation & Findings of Fact Petition 26-25 September 8,2025 Suburban Bus transit provider constructed a new 154-space park-n-ride parking lot near the entrance into the business park at the southeast corner of Randall Road and Point Blvd. One l.5-acre lot remains vacant. Staff anticipates the office park will continue to provide Class A office space for various types of office users for the foreseeable future. G. Zoning District Standard: The suitability of the subject property for the intended zoning 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 zoning 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 this PORI Planned Office Research Industrial District is to provide hotel, conference, and restaurant facilities and other ancillary uses to the community and region. A PORI zoning district is most similar to, but departs from the standard requirements of the PORI zoning district. The property is part of an Area of Special Character with special regulations for street graphics established by Ordinance No. G29-08, which was later amended by Ordinance No. G40-10, and which allowed one larger-than-permitted monument graphic for the subdivision along I-90.The subject property does not have its own monument graphic.The proposed monument graphic along I-90 is appropriate, as the property is unique in that it enjoys visibility to and from I-90 tollway. H. Comprehensive Plan Standard. The suitability of the subject property for the intended zoning district with respect to conformance to the goals, objectives, and policies of the Official Comprehensive Plan. Findings.The subject property is suited for the intended zoning district with respect to the conformance to the goals,objectives,and policies of the Official Comprehensive Plan.The subject property is classified as Office land use by the 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 use are ancillary in nature, supporting the function of nearby institutions and commercial areas. STANDARDS FOR AREAS OF SPECIAL CHARACTER Area Characteristics Standard: The unique and particular character of the area - I 1 - Recommendation & Findings of Fact Petition 26-25 September 8,2025 proposed to be designated as an area of special character establishes that the street graphics ordinance cannot adequately regulate street graphics for such area. Such unique and particular characteristics of the area proposed to be designated as an area of special character include the area's location, size, shape, significant natural features, including topography, watercourses and vegetation, the nature of adjoining public rights-of-way, and architectural, historic or scenic features. Findings. The subject property includes particular unique characteristics including area's location, size, shape, and the nature of adjoining public rights-of-way. The property has two frontages,one along a local road,and the second along I-90 Tollway. 1-90 is a limited access interstate which is a unique public right-of-way due to the high speed and volume of vehicular traffic handled on a daily basis. The subject property does not have a monument graphic. The proposed monument graphic along I-90 is appropriate considering the property enjoys visibility from I-90. The property is located within an already established Randall Road/I-90 Area of Special Character. Other similar type monument graphics have been installed on other properties along 1-90. J. Use Characteristics Standard. The existing or proposed use of the area proposed to be designated as an area of special character presents specified unique challenges and demands such that the street graphics ordinance cannot adequately regulate street graphics for such use in such area. Findings. The property presents specified unique challenges and demands such that the street graphics ordinance cannot adequately regulate street graphics for such use in such area. The sign ordinance permits only one monument sign per zoning lot.The property has two frontages, one along Point Boulevard and one along I-90 Tollway, but does not have any monument signs. One subdivision directional graphic already exists at the access driveway to the property from Point Boulevard. The proposed monument sign is located along 1-90 to provide the exposure to the motorists traveling along the Interstate. The southern portion of the property where the monument sign is proposed is partially obscured from the view of motorists traveling along 1-90 by an existing bus stop shelter located on the adjacent property to the east at 2175 Point Boulevard, and an existing 6- foot-high chain link fence located on the 1-90 Tollway property.In addition,the chain-link fence is overgrown with shrubs which further partially obstructs the view of the property. K. Special Regulations Standard. The proposed special regulations for the proposed area of special character are consistent with the unique character and unique use of the area of special character and departures from the street graphics ordinance, if any, are specifically limited to address the unique and particular area characteristics and use characteristics of the proposed area of special character. - 12 - Recommendation & Findings of Fact Petition 26-25 September 8,2025 Findings. The proposed special regulations for the proposed area of special character are consistent with the unique character and unique use of the area of special character, and departures form the street graphics ordinance are specifically limited to address the unique and particular area characteristics and use characteristics of the proposed area of special character. The special regulations for this area of special character established in 2008, later amended in 2010, only authorized one larger-than-permitted monument sign for the whole subdivision. The applicant is proposing to install a larger-than-permitted monument sign that would be visible to motorists along I-90 Tollway considering the view obstructions due to the bus stop shelter,chain-link fence,and landscaping.The proposed sign is smaller than the previously approved 200-sqauare foot monument sign for the subdivision, and is consistent with other similar monument signs previously approved on other properties along I-90. The sign is designed to provide adequate visibility to the motorists traveling along I-90,most of which do not travel along Point Boulevard. RECOMMENDATION The Community Development Department and the Planning & Zoning Commission recommend approval of Petition 12-22, subject to the following conditions: 1. Substantial conformance to the Development Application submitted by Graft&Jordan,as applicant, and Ecapital IL Office I, LLC,as property owner, received March 6,2022, and supporting documents including: a. Undated Statement of Purpose and Conformance 2205 Point Boulevard, Elgin, IL 60123 with exhibits,received March 4,2022; b. ALTA\ACSM Land Title Survey, prepared by Engineering Resource Associates, Inc., dated June 11, 2004; c. Exhibit C Sign Plan,prepared by Olympik Signs, dated February 28, 2022, with such further revisions as required by the Community Development Director; d. Proposed Signage Plan 2205 Point Blvd. Elgin, Illinois, Sheet 1 of 3, prepared by Engineering Resource Associates,dated February 27,2022,with such further revisions as required by the Community Development Director; e. Proposed Signage Plan 2205 Point Blvd. Elgin, Illinois, Sheet 2 of 3, prepared by Engineering Resource Associates,dated February 27,2022,with such further revisions as required by the Community Development Director;and f. Landscape Plan 2205 Point Blvd.Elgin,Illinois,Sheet 3 of 3,prepared by Engineering Resource Associates,dated February 27, 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 - 13 - Recommendation & Findings of Fact Petition 26-25 September 8,2025 other applicable city ordinances, the terms of this ordinance or other applicable city ordinances shall supersede and control. 2. A monument graphic with a maximum height of ten feet, maximum overall sign surface area of 152.5 square feet, and a maximum surface area of the electronic message center (EMC) of 75 square feet, is hereby permitted on the property commonly known as 2205 Point Boulevard. 3. Compliance with all applicable codes and ordinances. The vote of the Planning&Zoning Commission on the motion to recommend approval,subject to the conditions outlined by the Community Development Department, was seven (7) yes,zero (0) no,and zero(0)abstentions.All members were present. Respectfully Submitted, s/Jay Cox Jay Cox, Chairman Planning&Zoning Commission s/Damir Latinovic Damir Latinovic,AICP; Secretary Planning&Zoning Commission - 14- — -------, 4 , ,..... . \ . ,_-.------- „.----- •'. - . ___,_---------- - ' k\' . •-• S...--- ..-=-----'" . . _--- ---,-- ------ . r Pa'____----- '/ eftV eCt 42645 StIb . froliftim01004a- ...ainfatissaliallim•-ramarairsaas., pet‘t‘°11 , ..• , . 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Z,...., , G‘iti4 ORI Zoning RC1 -RESIDENCE CONSERVATION 1 RC2-RESIDENCE CONSERVATION 2 RC3-RESIDENCE CONSERVATION 3 Subject Property aPRC-PLANNED RESIDENCE CONSERVATION Petition #26-25 SFR1 -SINGLE FAMILY RESIDENCE 1 SFR2-SINGLE FAMILY RESIDENCE 2 PSFR1 -PLANNED SINGLE FAMILY RESIDENCE 1 PSFR2-PLANNED SINGLE FAMILY RESIDENCE 2 PORI TFR-TWO FAMILY RESIDENCE PTFR-PLANNED TWO FAMILY RESIDENCE MFR-MULTIPLE FAMILY RESIDENCE PMFR-PLANNED MULTIPLE FAMILY RESIDENCE RB-RESIDENCE BUSINESS PRB-PLANNED RESIDENCE BUSINESS PNB-PLANNED NEIGHBORHOOD BUSINESS ElNB-NEIGHBORHOOD BUSINESS E.AB-AREA BUSINESS ® PAB-PLANNED AREA BUSINESS CC1 -CENTER CITY 1 ..*hoh.„ CC2-CENTER CITY 2 - PCC-PLANNED CENTER CITY PCC2-PLANNED CENTER CITY 2 ORI-OFFICE RESEARCH INDUSTRIAL PORI-PLANNED OFFICE RESEARCH INDUSTRIAL PORI amGI-GENERAL INDUSTRIAL OMPGI-PLANNED GENERAL INDUSTRIAL © CI-COMMERCIAL INDUSTRIAL CF-COMMUNITY FACILITY PCF-PLANNED COMMUNITY FACILITY EXHIBIT B N Zoning Map A 0 250 500 ELGIN ► Feet THE CITY IN THE SUBURBS ---..,L` Subject Property Petition #26-25 L J 0332129008 `fir 90 EXHIBIT C Parcel Map A 0 150 300 ELGIN I ' Feet EXHIBIT D SITE LOCATION 2125 Point Blvd Petition 26-25 F \� 'Posy..�ti��,� _ ,' p. [ ly 7 d 1; ; • t••• . .. . 'In 'uev.r. Sub Proven • .` f. L.,,,,,.._ C.-a. .. :4F . . • . S. �.; '441 ''ate.�! ( . fF, `'ti 'y 1 a. j\ . s. 'b ' 1, t ' e tw Bird's eye view looking north . ,...„...... ..k....H............4 --Atli .:' ijiiii.... � ; Subject Property _ �, tWO e>..../...%%.."' 4 --'- --7.-..-.,„..... 4 • ` it _ , a 7. ►! ' y fit* `i 944,44 ty r ?�_ - t 0�: • 111 Point Boulevard w. Bird's eye view looking south EXHIBIT D SITE LOCATION 2125 Point Blvd Petition 26-25 F ; t 1 i VIIIF `-4 ■ "0".•m alma. - • •• •' i lars ow'," . mow. . - 4 •,A.--: tip;-. py,.S..;E.;*1 —•*+!`--- ,-s,.—.• t..- View from 1-90 looking northwest 0/0000110111°111111111171111° • View from 1-90 looking northeast