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HomeMy WebLinkAboutG6-14 Ordinance G6-14 AN ORDINANCE GRANTING CONDITIONAL USE APPROVAL TO PERMIT A SECOND AMENDMENT TO A PROGRAM FOR GRAPHICS (77 North Airlite Street) WHEREAS, Ordinance No. G32-99, entitled "An Ordinance Granting Conditional Use for a Master Signage Plan", was adopted on June 23, 1999, and provided for a specified program for graphics for the property commonly known as 77 North Airlite Street; and WHEREAS, Ordinance No. G32-99 was amended by Ordinance No. G9-11 entitled "An Ordinance Granting Conditional Use Approval to Permit an Amended Program for Graphics," on March 23, 2011, to provide for additional graphics through a program for graphics; and WHEREAS, written application has been made for conditional use approval to further amend the program for graphics provided for in Ordinance No. G9-11, to allow changes to existing graphics, and to construct additional graphics on the property; and WHEREAS, the Planning & Zoning Commission conducted a public hearing after due notice by publication and has submitted its Findings of Fact and recommended approval; and WHEREAS, the City Council of the City of Elgin concurs in the findings and recommendation of the Zoning and Subdivision Hearing Board. 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, 2013, made by the Planning & Zoning Commission, a copy of which is attached hereto and made a part hereof by reference as Exhibit A. Section 2. That Ordinance No. G9-11 entitled "An Ordinance Granting Conditional Use Approval to Permit an Amended Program for Graphics," passed March 23, 2011, be and is hereby further amended as set forth in this ordinance. Section 3. That conditional use approval to permit a second amendment to a program for graphics in the CF Community Facility District at 77 North Airlite Street and legally described as follows: Parcel One: Outlot"A" of Country Knolls, Unit No. 8, in the City of Elgin, Kane County, Illinois. Parcel Two: Lots 12, 13, 14, 15, 16, and 17 in Block 4 in the Walter G. McIntosh and Company's "Fox River Farms", in the City of Elgin, Kane County, Illinois. Parcel Three: Lots 14, 15 and 16 in Block 5 of the Walter G. McIntosh and Company's "Fox River Farms" in the City of Elgin, Kane County, Illinois. Parcel Four: That Part of Provena Drive (Vacated), Originally Cherry Street, Lying Northerly of the Southerly Line, Extended Westerly of Lot 16 in Walter G. McIntosh & Company's Fox River Farms, Being a Subdivision of Part of Section 16, Township 41 North, Range 8 East of the Third Principal Meridian. Situated in the City of Elgin, Kane County, Illinois (Property Commonly Known as 77 North Airlite Street). be and is hereby granted subject to the following additional conditions: 1. Substantial conformance to the Application, Statement of Purpose and Conformance, Statements of Consent and Disclosure, prepared and submitted by Allen Jensen, Assistant Vice President, Facilities Management received November 5, 2013, and last revised November 25, 2013. 2. Substantial conformance with the graphics package entitled "Presence St. Joseph Hospital, Elgin, Exterior Sign Standards Final for Fabrication Programming Revised," prepared by HKS and Ex;It and submitted on August 27, 2013. 3. Substantial Conformance to the sample representative graphics fabrication details prepared by Poblocki Sign Company LLC: i. SL130 dated October 10, 2013 and last revised November 11, 2013 ii. ID244i dated September 24, 2013 iii. DR303.Ici dated September 25, 2013 and last revised October 28, 2013. 4. Substantial conformance with the Plat of Survey entitled "Provena St. Joseph Hospital, Topographical Plat of Survey" Sheets 1-9, prepared by Landmark Engineering LLC, dated October 1, 2009. 5. Conformance with all applicable codes and ordinances. Section 3. That the conditional use granted herein shall expire if not established within one year from the date of passage of this ordinance. Section 4. In the event of any conflict between this ordinance, which expressly includes those documents detailed within Section 2, and Ordinance No. G9-11, this ordinance and associated documents shall control and prevail. Section 5. That this ordinance shall be in full force and effect immediately after its passage in the manner provided by law. David J. Ka ain, ayor Presented: January 22, 2014 Passed: January 22, 2014 Omnibus Vote: Yeas: 9 Nays: 0 Recorded: January 22, 2014 Published: January 24, 2014 FWaaw�s Atte t: Kimberly Dewis, Cit Clerk December 2, 2013 PLANNING & ZONING COMMISSION RECOMMENDATION AND FINDINGS OF FACT OVERVIEW Presence St. Joseph Hospital requests an amendment to a previously approved program for graphics to accommodate new graphics based on branding standards that have resulted from a merger and change of name to Presence St. Joseph Hospital. The graphics changes require an amendment to the program for graphics authorized by Conditional Use Ordinance No G32-99 and subsequent amendments contained within Conditional Use Ordinance No. G9-11. The applicant is not proposing any modification to the location, design, operation and configuration of the existing hospital building, its parking lot, or access driveways. GENERAL INFORMATION Petition Number 37-13 Recommendation: APPROVE(See Recommendation Detail) Current Zoning: CF Communi , Facility District Applicant: Poblocki Sign Company LLC Owner: Presence St. Joseph Hospital Staff Coordinator: Sarosh Saher, AICP, Senior Planner List of Exhibits: A.—Aerial/Location Map B.—Zoning Map C.—Parcel Map D.—Site Photos E.—Application Packet and Plans F.—Draft Ordinance BACKGROUND & PROJECT DETAIL In November, 2011, Provena Health of Mokena, Illinois, the parent organization of Provena St. Joseph Hospital merged with Resurrection Health Care of Chicago, Illinois resulting in the formation of a new Exhibit A Recommendation & Findings of Fact Planning& Zoning Commission Petition 37-13 December 2, 2013 healthcare system using the name "Presence Health." The merger has resulted in the need for a redesign of all graphics on hospitals managed by Presence Health, including the Elgin facility located at 77 Airlite Street. The intent of this application is to reface or replace the existing monument graphics, wall graphics and directional graphics on the campus property with the new name and logo of Presence St. Joseph Hospital. The hospital has also identified opportunities to include new graphics at additional locations within the campus. In addition to updating the current ownership and branding to meet the requirements of Presence Health Systems, the program for graphics also proposes to create an improved wayfinding program for emergency responders, professional staff and visitors that arrive and depart from the hospital campus on a daily basis. The new graphics will facilitate effective circulation of vehicular and pedestrian traffic to the various entrances to facilities and parking lots on the property. The program for graphics has identified six primary entrances to the hospital's facilities to which the wayfinding program provides access from the surrounding arterial and local streets that serve the property. These facilities include the Main Entrance, Outpatient, Occupational Health and Rehabilitation, Cancer Center, Medical Office Buildings One and Two. Each of the routes proposed by the wayfinding program will be served with entryway graphics and directional graphics guiding visitors to the entrance and parking lots dedicated to that particular facility. Wayfinding to the Emergency Department will be provided either as specifically marked text on the proposed graphics or provided through dedicated monument graphics. The proposed graphics for the campus can be generally classified into the following broad categories: 1. Campus Identification and Directional Graphics (Monument Graphics) 2. Building Identification and Directional Graphics (Monument Graphics) 3. Parking Identification Graphics (Monument Graphics and lamp-post mounted rigid banner identification graphics) 4. Wall Graphics The proposed changes to the graphics are summarized as follows: 1. Campus Identification and Directional Graphics: Five Campus Identification and Directional entryway monument graphics will be located at five "Decision Points" identified within the wayfinding program. These graphics are 13'-7" high x 7'-4" wide (99.61 square feet in surface area) and will contain the name, logo, campus identification and directional information to facilities and the emergency department. Two of these graphics will replace existing monument graphics at their specific locations, while three of these graphics are proposed as new graphics based on new branding opportunities identified in the wayfinding program. 2. Building Identification and Directional Graphics: Four Building Identification and Directional monument graphics will be located at various locations within proximity to the building or facility that is being identified on the graphic. These graphics range in size from 9'-7" high x 6% 5" wide (61.49 square feet in surface area) to 6'-2" high x 3'-11" wide (24.15 square feet in surface area). One of these graphics will replace an existing monument graphic at its specific location, while three of these graphics are proposed as new graphics based on needs identified in the wayfinding program. 2 Recommendation & Findings of Fact Planning & Zoning Commission Petition 37-13 December 2, 2013 New horizontal monument Building Identification Graphics are proposed to be located in front of the most frequently visited facilities—the main entrance, the cancer center and the emergency department. The horizontal monument graphic in front of the main entrance is proposed to be 6'- 4"high x 23'-1"wide (146.19 square feet in surface area) and will replace the existing horizontal monument graphic at this location. A new horizontal monument graphic is proposed to be located in front of the Cancer Center and is proposed to be 2'-8" high x7'-2" wide (19.11 square feet in surface area). The vertical emergency department monument graphic will be replaced with a new emergency department horizontal monument graphic at the same location and is proposed to be 3'-11"high x7'-7"wide (29.70 square feet in surface area). 3. Parking Identification Graphics: Eight Parking Identification monument graphics are proposed to be located at the entrances to the six parking lots located within the campus of the hospital. These graphics range in size from 7'-2" high x 3'-4" wide (23.88 square feet in surface area) to 5'-7" high x 3'-0" wide (16.75 square feet in surface area). These graphics are proposed as new graphics based on needs identified in the wayfinding program. Seventeen new Parking Lot Identification lamp-post mounted rigid banner identification graphics are proposed to be mounted to existing parking lot lamp posts. These will be located central to or around the periphery of each parking lot, and designed in a manner similar to banners. These graphics will contain either the number or alphabet designation of the parking lot and in some cases text containing the restriction for "Staff Parking." No building name or hospital logo is proposed to be included within these graphics. 4. Wall Graphics: Wall graphics throughout the campus will either be modified or replaced with new graphics representing the new branding requirements of Presence Health Systems. A new wall graphic at the ambulance garage is the only new wall graphic proposed at this time. Detailed descriptions, illustrations and comparisons of the proposed graphics to the existing graphics are provided by the applicant within this packet. Additionally,the applicant has provided photographs of the wayfinding graphics that were recently installed at a Presence Health Systems facility in Evanston, Illinois. These graphics are identical in design, color and dimension to the graphics proposed for Presence St. Joseph Hospital in Elgin and serve as a completed example of what is proposed within this petition. The following additional information pertains to the subject property: A. Zoning History. The property was annexed into the City of Elgin in 1964 as part of the St. Joseph Hospital and McIntosh Fox River Farms annexation. The property was zoned R2 Single Family Residence District. The hospital was established on the property in 1970 through approval of a special use permit. The property was reclassified to AB Area Business District in 1992 as part of the comprehensive amendment to the zoning ordinance. In 1999 the property was reclassified to CF Community Facility District to correspond with the institutional land use established on the property. In 2008, the hospital undertook a substantial expansion plan with the 3 Recommendation & Findings of Fact Planning & Zoning Commission Petition 37-13 December 2, 2013 creation of the Bob & Edna Meadows Regional Cancer Care Center, and the "New Bed Tower," containing 99 new private patient rooms,a new lobby and the new"Airlite Cafe." In 1999, a Master Signage Plan was approved to provide for new graphics on the property, and was subsequently amended through a program for graphics in 2011 to provide for the graphics that are currently installed on the property. B. Traffic and Parking. The subject property has frontage along Airlite Street, a local collector street serving the neighborhoods immediately surrounding the hospital, and providing connectivity to Larkin Avenue, which is an arterial street serving the west side of Elgin. Other road frontages include Lin Lor Lane, a local street running along the north of the property and serving the residences located to the north; and Provena Drive (Honorary Sister June Does Drive),a local street providing additional connectivity to Larkin Avenue from the south. Primary access to the property is provided from Airlite Street. Access to the southerly facilities and parking lots is provided from Airlite Street and Provena Drive, while access to the northerly facilities and parking lots is provided from Lin Lor Lane. Parking is provided in conformance with the Off-Street Parking Ordinance within the five designated parking lots constructed within the campus. C. Sewer and Water. The subject property is served with municipal water and sanitary sewer systems. Stormwater control is provided on site through various methods including storm sewer, detention, and retention facilities, in accordance with local, state, and federal regulations. D. Trend of Development. The subject property is located in an area which has developed with commercial, community facility, institutional and municipal uses to the south and west; and established residential uses to the north and east. E. Zoning District. The property is zoned within a CF Community Facility District. The most recent program for graphics was established in 2011 to allow Presence St. Joseph Hospital the opportunity to meet its unique graphics needs. The program for graphics departed from the requirements of Chapter 19.50 with respect to the freestanding identification and directional graphics to allow for the existing graphics to be installed per the hospital's requirements. The characteristics of the graphics proposed for the property are intended to increase the visual impact on the vehicular as well as pedestrian users approaching and within the campus, but, to the greatest extent possible, minimize the impact on the surrounding residential neighborhoods. F. Comprehensive Plan. The subject property is designated as "Public/Institutional" by the City's Comprehensive Plan and Design Guidelines, dated 2005. This land use designation includes a wide range of public and quasi-public uses, including public and private schools, colleges and universities, government offices, transportation facilities, public utilities, hospitals, community centers, museums, and public libraries. To the extent possible, Public/Institutional should be 4 Recommendation & Findings of Fact Planning & Zoning Commission Petition 37-13 December 2, 2013 clustered in activity centers to support other similar uses and benefit from access to various modes of transportation. G. Natural Preservation. There are no natural areas worthy of preservation located within the central and westerly portions of the campus which are largely comprised of the building facilities, parking lots and their complementary formal landscaped areas. The easterly (rear) portion of the campus property comprises of approximately 3 acres of open space and stormwater detention areas, and an approximately 4 acre naturalized wooded area containing a wetland. These areas are proposed to be maintained in their current configuration with necessary maintenance carried out from time to time. H. Internal Land Use. The zoning and development standards contained in the Elgin Municipal Code and the CF Community Facility District ordinance which control the use of this property are intended to prevent undue detrimental influence on the proposed internal land uses and on surrounding properties. The amended program for graphics is intended to STANDARDS FOR A PROGRAM FOR GRAPHICS After due notice as required by law, the Planning & Zoning Commission held a public hearing and considered Petition 37-13 on December 2, 2013. The applicant submitted an application and supporting documentation and testified at the public hearing. The Planning & Zoning Commission finds that a program for graphics may be established or amended to provide an opportunity for unique graphics that may not conform to all of the provisions of other sections of the graphic ordinance. General Findings. The proposed changes to the existing graphics on the subject property meet the standards for a program for graphics provided for within the zoning ordinance, and detailed as follows: 1. Departure from Requirements Standard. No allowable departure from the requirements of the graphic ordinance shall be granted unless it has been found that the requested departures are mitigated through an equivalent and more restrictive application of other regulations. Findings. The subject property is suitable or it has been found that mitigation requirements are continued to be met which is sufficient for the program for graphics. Presence St. Joseph Hospital presently has ten freestanding monument graphics that identify the hospital campus and campus buildings while providing wayfinding guidance to destinations on the campus for vehicular traffic and pedestrians. The graphics were approved as directional graphics under the current program for graphics in 2011 and were allowed significant departures in height, surface area, and number. Most of these graphics are internal to the campus and not visible from the rights-of-way. 5 Recommendation & Findings of Fact Planning & Zoning Commission Petition 37-13 December 2, 2013 The applicant is requesting the following departures from the requirements contained within Chapter 19.50 entitled "Street Graphics:" Because these departures vary from those that were provided in the 2011 Program for Graphics they are listed below. a. Campus Identification and Directional Graphics: The applicant proposes to install new campus identification graphics along the periphery of the campus with frontage on public right-of-way that will require departures from the requirements of the zoning ordinance. i. Height: The maximum height of a proposed campus identification graphic is 13'- 7"; the height approved within the existing program for similar graphics is 15'-0" resulting in a decrease in height of 1'-5". The maximum height allowed for a monument graphic is 10 feet. Accordingly, the applicant is requesting a 35% departure from the height requirements of the zoning ordinance, but a 11% decrease from what was approved in the existing program for graphics. ii. Surface Area: The proposed surface area of a campus identification graphic is 99.61 square feet; the surface area approved within the existing program for similar graphics is 112.5 square feet. The maximum allowed surface area for monument graphics facing a local street is 40 square feet. Accordingly, the hospital is requesting a 148% departure from the area requirements of the ordinance, but a 13% decrease from what was approved in the existing program for graphics. iii. Number: It should be noted that five new campus identification graphics and one emergency department graphic are proposed. The hospital is comprised of six primary components including the emergency department housed within five connected buildings. The applicant is therefore proposing one campus identification graphic per hospital component, which is equivalent to the zoning requirement of one monument graphic per building. No departure is therefore necessary to approve the number of campus identification graphics. b. Building Identification and Directional Graphics: The applicant proposes to install new building identification graphics in close proximity to the buildings and facilities that they identify. With the exception of the graphic located in front of the main entrance, Building Identification Graphics do not front onto public rights-of-way, but are located internal to the campus with frontage onto private drives. Therefore their impact on a public street is minimal to none. i. Height: No departure from the height requirements of the ordinance is requested at this time. ii. Surface Area: The proposed surface area of the building identification graphic located in front of the main entrance is 146.19 square feet; the surface area approved within the existing program for the existing graphic it will replace is 50.00 square feet. The maximum allowed surface area for monument graphics 6 Recommendation & Findings of Fact Planning & Zoning Commission Petition 37-13 December 2, 2013 facing a local street is 40 square feet. Accordingly, the hospital is requesting a 265%departure from the area requirements of the ordinance, and a 192% increase from what was approved in the existing program for graphics. Even though the departure appears to be significant when compared to the requirements of the zoning ordinance, it should be noted that this graphic is proposed to be constructed with a low profile approximately 6'-4" high and has been designed in proportion to the fagade of the main building in front of which it is proposed to be located. Additionally, the graphic will be located 61 feet from the right-of-way that it faces, further minimizing its impact beyond the property line. Of the remaining five building identification graphics proposed, only two exceed the surface area requirements of the zoning ordinance. These two graphics are proposed to be constructed with a surface area of 61.49 square feet; the surface area approved within the existing program for similar graphics is 52.5 square feet. The maximum allowed surface area for monument graphics facing a local street is 40 square feet. Accordingly, the hospital is requesting a 53% departure from the area requirements of the ordinance, and a 17% increase from what was approved in the existing program for graphics. C. Parking Identification Graphics: No departures from the height or surface area requirements of the zoning ordinance are requested for the seven parking identification graphics. Like the building identification graphics previously described, these graphics do not front onto public rights-of-way, but are located internal to the campus with frontage onto private drives, making their impact on a public street minimal to none. d. Wall Graphics: No departures from the surface area requirements of the zoning ordinance are required. The applicant proposes to replace five of the six existing wall graphics with similar dimensions and proportions. One new wall graphic is proposed to be installed on the ambulance garage, not requiring a departure. Even though the maximum allowable height and surface area for graphics continues to be exceeded, from what the zoning ordinance requires, the applicant has proposed mitigation in the form of a reduction in surface area and height of the campus identification and directional graphics and will continue to maintain the landscape material around the graphics in excess of the landscape standards of the current graphic ordinance. 2. Site Characteristics Standard. The suitability of the subject property for the program for graphics with respect to its size, shape and any existing improvements. Findings. The subject property is suitable for the program for graphics with respect to its size, shape and any existing improvements. The subject property is an irregular shaped lot. It is a hospital campus containing approximately 38.2 acres of land, and is improved with a multi-story hospital building that includes a heliport, two medical office buildings, an occupational health and rehabilitation center and a cancer care 7 Recommendation & Findings of Fact Planning & Zoning Commission Petition 37-13 December 2, 2013 center. A brick and frame building is located on the northeast corner of the lot. The campus is located in a coordinated setting with related off-street parking, private drives and existing identification and directional graphics. The property also includes a wooded wetland area, open space and two detention ponds at the rear. 3. Surrounding Land Use and Zoning Standard. The suitability of the subject property for the program for graphics with respect to consistency and compatibility with surrounding land use and zoning. Findings: The subject property is suitable for the program for graphics with respect to consistency and compatibility with surrounding land use and zoning. The areas to the northwest, north and east of the property are zoned RC 1 Residence Conservation District and are developed with the Country Knolls Subdivision. The area to the southwest of the property is zoned CF Community Facility District and is developed with the Hillcrest Elementary School and the City of Elgin's Airlite Water Treatment Plant. The area south of the property is zoned AB Area Business District is developed with commercial uses. 4. Architectural Style Standard. Each graphic shall be designed to relate to the architectural style of the main building or buildings upon the site, and to the extent not inconsistent with such style, to existing improvements upon lots adjacent to the site;provided that graphics located on any isolated commercial site containing a gross floor area of less than ten thousand square feet within one or more buildings and located within a predominantly residential area shall be compatible with the residential character of such area and consistent with other graphic types permitted in residential districts. Findings: The subject property is suitable for the program for graphics with respect to the relationship of graphics to the architectural style of the buildings in the site. All graphics proposed for the campus are proposed to be designed in a manner compatible with the main building and secondary buildings on the site. The buildings were designed in a modern architectural character between the 1970s and 2008. The proposed free standing graphics are contemporary in design and will be constructed with fabricated aluminum panels on an aluminum framing system. They are designed to internally illuminate the name, logo and directional message of the graphic. The proposed colors of the graphics are in keeping with the branding requirements of Presence Health Care Systems and designed to provide for easy visibility along the periphery and within the campus. 5. Relationship to Buildings Standard. Consistent with the architectural style, each graphic shall be designed to incorporate at least one of the predominantly visual horizontal and vertical elements of the main building or buildings on the site, such as the type of construction material, 8 Recommendation & Findings of Fact Planning & Zoning Commission Petition 37-13 December 2, 2013 color, or other design details; and any graphic on a building shall have dimensions which are proportional to and visually balanced with the building facade of the side of the building upon which such graphic is located. Findings: The subject property is suitable for the program for graphics with respect to the relationship of the graphic to the environment and buildings on site. The size of the proposed graphics are proportional to the scale and size of the buildings on the campus in that they do not appear to dominate the buildings' overall character or appear imposing to surrounding property. These graphics are additionally kept in scale by the topography, landscape, and distances that separate them from each other. The number of graphics along residential streets — Lin Lor Lane and the northern stretch of Airlite Street are restricted to two free standing graphics so as to further minimize their impact on the surrounding residential neighborhoods. 6. Relationship to Other Graphics Standard. Each graphic shall be well related to all other graphics on the site by the incorporation of not less than four of the following seven elements: a. Materials; b. Letter style of graphic copy; c. Color; d. Illumination; e. Method used for structural support or attachment; f. Technical details of graphic construction; and g. Shape of entire graphic and its several components. Findings: The subject property is suitable for the program for graphics with respect to the relationship of graphics to other graphics The proposed graphics will be designed in a manner that unifies them in material, letter style, color, illumination, method used for structural support, technical details of graphic construction, and shape. 7. Graphic Copy Standard. The graphic copy for a graphic shall not exceed forty percent of the graphic area. Findings: The subject property is suitable for the program for graphics with respect to graphic copy. In some instances, the percentage of graphic copy on the proposed monument graphics exceeds forty percent of the graphic area. The graphics are integral to the hospital campus and primarily function to direct visitors and employees to designated parking areas and to different functional areas on the hospital campus. The size of the graphic copy on each graphic is proportionally designed to the height and surface area of each graphic. 9 Recommendation & Findings of Fact Planning & Zoning Commission Petition 37-13 December 2, 2013 8. Graphics Affixed to Buildings Standard. The area for any graphic affixed to a building shall not exceed ten percent of the building facade upon which such graphic is located, except that an applicant for a program for graphics may, subject to the approval of the City Council, designate one or more enterprises, which collectively occupy more than fifty percent of the usable floor space within the main building upon the site, as a "main tenant" or "main tenants" of the site. Each main tenant may have a graphic with an area not to exceed fifteen percent of the building facade of the building side upon which such graphic is located. Findings: The subject property is suitable for the program for graphics with respect to graphics affixed to the buildings on site. Presence St. Joseph Hospital is the primary and only entity controlling all buildings and facilities on the subject property. The applicant is not proposing any change in the surface area of graphics affixed to buildings on the site. 9. Graphics Affixed to Buildings Above Eave Lines Standard. Any graphic located above a building facade (eave line) shall be integral with the building and also an integral design feature of the building. Findings: The subject property is suitable for the program for graphics with respect to graphics affixed to buildings above eave lines. No graphics affixed to buildings are proposed to extend above a building facade(eave line). 10. Graphics Affixed to Buildings Below Canopy Standard. Any graphic located beneath a canopy, arcade, marquee or other similar building projection shall not contain more than three square feet in graphic area and shall be located on a building frontage proximate to an entrance to the building in regular use by the general public. Findings: The subject property is suitable for the program for graphics with respect to graphics affixed to buildings below canopy. All graphics affixed to buildings are proposed to be installed as wall graphics. The applicant is not proposing any change in the area of entrance graphics from what was previously approved by the program for graphics. RECOMMENDATION DETAIL On a motion to recommend approval of Petition 37-13, and subject to the following conditions, the Planning& Zoning Commission voted six (6)yes and zero (0)no. 1. Substantial conformance to the Application, Statement of Purpose and Conformance, Statements of Consent and Disclosure, prepared and submitted by Allen Jensen, Assistant 10 Recommendation & Findings of Fact Planning& Zoning Commission Petition 37-13 December 2, 2013 Vice President, Facilities Management received November 5, 2013, and last revised November 25, 2013. 2. Substantial conformance with the graphics package entitled "Presence St. Joseph Hospital, Elgin, Exterior Sign Standards Final for Fabrication Programming revised," prepared by HKS and Ex;It and submitted on August 27, 2013. 3. Substantial Conformance to the sample representative graphics fabrication details prepared by Poblocki Sign Company LLC: i. SL 130 dated October 10, 2013 and last revised November 11, 2013 ii. ID244i dated September 24, 2013 iii. DR303.Ici dated September 25, 2013 and last revised October 28, 2013. 4. Substantial conformance with the Plat of Survey entitled "Provena St. Joseph Hospital, Topographical Plat of Survey" Sheets 1-9, prepared by Landmark Engineering LLC, dated October 1, 2009. 5. Conformance with all applicable codes and ordinances. s/ Bob Siljestrom Bob Siljestrom, Chairman Planning&Zoning Commission s/David Waden David Waden, Secretary Planning& Zoning Commission 11 n logo n Subject Property Petition 37-73 `"xa"T' Aerial/Location Map N City of Elgin A Department of Community Development 0 85 170 340 510 680 1 Feet S R1 0 Subject Property Petition 37-13 Legend QResidence Conservation 1 QResidence Conservation 2 QResidence Conservation 3 QPlanned Residence Conservation QSingle Family Residence 1 QSingle Family Residence 2 QPlanned Single Family Residence 2 QTwo Family Residence Multiple Family Residence MPlanned Multiple Family Residence QResidence Business QPlanned Residential Business -Neighborhood Business -Planned Neighborhood Business ;k Area Business -Planned Area Business =Center City 1 -Center City 2 -Planned Center City -Office Research Industrial -Planned Office Research Industrial -General Industrial =Planned General Industrial =Commercial Industrial =Planned Community Facility ss -Community Facility lafe -Fox River Preservation s s y�9h -Planned Center City 2 (ya EMPlanned Single Family Residence 1 �O _ QPlanned Two Family Residence Zoning Map N w+E City of Elgin s Department of Community Development 0 95190 380 570 760 Feet Country Knoll Subject Property 77 N. Airlite St. Y Petition 37-13 Lin Lor 0616280001 Maple 0616402001 0616402058 a� 0616402001 0616402058 i Q- 0616426025 0616402003 a� w Q m Q Larkin EXHBIIT C Parcel Map N City of Elgin Department of Community Development o so 120 zoo 360 480 Feet SITE LOCATION EXHIBIT North Petition Site vF; t ti 2:2'sf'r" Location - �J J V r 3 I Perspective SITE LOCATION EXHIBIT 77 North Airlite Street Petition 37-13 i` Street Views of Property—looking east towards front entrance Site Pictures - 1 SITE LOCATION EXHIBIT 77 North Airlite Street Petition 37-13 w Street Views of Property—looking south east from the intersection of Lin Lor and Airlite F, a'n ....x z .:s _..LaN$^F .b ,.. _ may► _ Street Views of Property—looking north from Provena Drive Street Views of Property—looking west from Maple Lane Site Pictures - 2