G43-12 J
Ordinance No. G43-12
• AN ORDINANCE
GRANTING DEVELOPMENT PLAN APPROVAL
PURSUANT TO A PAB PLANNED AREA BUSINESS DISTRICT
(Portillo's Restaurant Building on Lots 3 and 4 and Site
Improvements Associated with Future Retail Building on Lot 10 in
Elgin Wal-Mart/Sam's Club Subdivision)
(1010, 1020 and 1030 Randall Road)
WHEREAS, the territory herein described has been annexed to the City of Elgin and
classified in the PAB Planned Area Business District (Ordinance No. G32-10); and
WHEREAS, written application has been made to permit the construction of a Portillo's
Restaurant Building and the Site Improvements Associated with a Future Retail Building in the
PAB Planned Area Business District and in the ARC Arterial Road Corridor Overlay District;
and
WHEREAS, the development of certain property in the Elgin Wal-Mart/Sam's Club
Subdivision was approved with the passage of Ordinance No. G32-10; and
WHEREAS, Ordinance No. G32-10 requires that prior to any other or further
development in the Elgin Wal-Mart/Sam's Club Subdivision, the owner of the Subject Property
• to be developed shall be required to submit a development plan to the city for a public hearing
and City Council approval pursuant to the provisions of Chapter 19.60, Planned Developments,
of the Elgin Municipal Code, 1976, as amended; and
WHEREAS, after due notice in the manner provided by law the Planning and
Development Commission conducted public hearings concerning said application and has
submitted its written findings and recommendations; and
WHEREAS, the City Council of the City of Elgin, Illinois, has reviewed the findings and
recommendations of the Planning and Zoning Commission.
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 July 2, 2012, made by 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 a development plan in the PAB Planned Area Business District, which
will permit the construction of a Portillo's Restaurant Building on Lots 3 and 4 and only the Site
Improvements Associated with Future Retail Building on Lot 10 of the Elgin Wal-Mart/Sam's
Club Subdivision, those lots legally described as follows:
•
LOTS 35 4 AND 10 OF THE ELGIN WAL-MART/SAM'S CLUB SUBDIVISION
• BEING A SUBDIVISION OF PART OF THE SOUTHWEST QUARTER OF
SECTION 28, TOWNSHIP 41 NORTH, RANGE 8 EAST OF THE THIRD PRINCIPAL
MERIDIAN, KANE COUNTY, ILLINOIS, ACCORDING TO THE FINAL PLAT
THEREOF, RECORDED ON DECEMBER 6, 2011 AS DOCUMENT NO.
2011 K073 547.
Be and is hereby granted subject to the following conditions:
1. As it relates to Lot 10 of the Elgin Wal-Mart/Sam's Club Subdivision, this grant
of development plan approval is for site improvements only. The city shall not
issue a building permit for the retail building until such time that the city council
approves elevations of the retail building in the same manner in which this
development plan approval was granted.
2. Upon Lot 4, the applicant shall replace the three deciduous trees proposed within
the 50-foot building setback parallel to Bowes Road and located just east of the
western lot line with three pine trees.
3. Substantial conformance to the three (3) pages titled, "'Statement of Purpose,
Departures and Conformance," date stamped June 15, 2012. In the event of any
conflict between such statement document and the other specific provisions of
this ordinance, the other specific provisions of this ordinance shall supersede and
• control.
4. Substantial conformance to the following drawings pertaining to the site
improvements associated with the Portillo's Restaurant Building, including
revisions per the Community Development Department, Engineering Division,
Fire Department, and Water Department, if any:
a. Portillo's Restaurant Final Engineering Site Layout Plan, Sheet C-01,
prepared by ATWELL, dated June 14, 2012; and
b. Portillo's Restaurant Final Engineering Site Landscape Plan, Sheet C-04,
prepared by ATWELL, dated June 14, 2012.
5. Substantial conformance with the following drawings pertaining to the architecture
and construction of the Portillo's Restaurant Building, prepared by Jensen & Jensen,
including revisions by the Community Development Department, Engineering
Division, Fire Department, and Water Department, if any:
a. Restaurant Rendering ("Proposed Restaurant for Portillo's Hot Dogs"), dated
June 25, 2012;
b. Exterior Building Elevations, Sheets A-4.0 and A-4.1, both dated June 15, 2012;
c. Floor Plan & Notes, Sheet A-1.0, dated June 15, 2012; and
d. Trash Enclosure Plan, Elevations, and Sections, Sheet A-9.0, dated June 15,
2012.
6. Substantial conformance to the following drawings pertaining to only the site
• improvements associated with a Future Retail Building, including revisions per
i
the Community Development Department, Engineering Division, Fire
• Department, and Water Department, if any:
a. Retail Final Engineering Site Layout Plan, Sheet C-01, prepared by
ATWELL, dated June 14, 2012 and revised June 29, 2012; and
b. Retail Final Engineering Site Landscape Plan, Sheet C-04, prepared by
ATWELL, dated June 14, 2012 and revised June 29, 2012.
7. Substantial conformance with the drawing labeled Site Lighting Photometrics,
prepared by Jensen & Jensen, dated June 15, 2012 and the associated eight (8)
pages of fixture cut sheets, prepared by Lsi Industries, dated December 6, 2011.
8. Substantial conformance with the ten (10) pages of drawings pertaining to the
signage for the Portillo's Restaurant Building and the Future Retail Building,
prepared by Olympic Signs, dated February 16, 2012, revised June 14, 2012 (except
Sheet 8 which was revised June 26, 2012), including revisions by the Community
Development Department, Engineering Division, Fire Department, and Water
Department, if any.
9. 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. G32-10. In the event of
any conflict between this ordinance, which expressly includes those documents detailed within
• Section 2 and the allowances and departures described and provided thereon, and the provisions
of Ordinance No. G32-10, this ordinance and associated documents shall control and prevail.
Section 4. That this ordinance shall be full force and effect immediately after its passage
in the manner provided by law.
` David J. V—apj5K, kgor
Presented: July 25, 2012
Passed: July 25, 2012
Omnibus Vote: Yeas: 7 Nays: 0
Recorded: July 25, 2012
FW
Published: July 27, 2012 "u
V
imberly Dewis, ity Clerk
•
July 11, 2012
PLANNING AND ZONING COMMISSION
RECOMMENDATION AND FINDINGS OF FACT
Community Development Department City of Elgin, IL
OVERVIEW
Portillo's Hot Dogs Inc. requests Development Plan Approval to construct a Portillo's restaurant with
drive-through facility at the southwest corner of Bowes and Randall Roads, within the Wal-Mart and
Sam's Club shopping center. The applicant also proposes to install the site improvements for a future
retail building along Bowes Road, between the new restaurant and the Sam's Club. The elevations for
that retail building must come back for review by the Planning & Zoning Commission and approval by
City Council.
GENERAL INFORMATION
Petition No.: 28-12
RECOMMENDATION: APPROVE, subject to conditions outlined at the conclusion of this report
(see Recommendation Detail)
Applicant: Portillo's Hot Do sg Inc.
Staff Coordinator: Marc S. Mylott. AICP. Director of Community Development
History: After due notice as required by law, the Planning and Zoning Commission
held a public hearing and considered Petition 28-12 on July 2. 2012. The
applicant submitted a Statement of Purpose, Departures, and Conformance
dated received June 15. 2012 and testified at the public hearing.
List of Exhibits: A. Aerial/Location Map
B. Zoning Map
C. Parcel Map
D. Site Photos
E. Development Application and Plans
F. Transcript
BACKGROUND & PROJECT DETAIL
The Elgin Wal-Mart and Sam's Club shopping center was annexed and zoned in 2006. That approval
included the establishment of a Wal-Mart store (opened October 2011), a Sam's Club store (scheduled
to open August/September 2012), and other retail and commercial establishments on seven additional
Exhibit A
• outlots. That approval also required that any development upon the outlots have a public hearing before
the Planning & Zoning Commission and City Council approval.
The subject properties are Lots 3, 4, and 10 of the recorded subdivision. Lot 4 (1020 South Randall
Road) is at the southwest corner of Bowes and Randall Roads Lot 3 1030 South Randall Road is
immediately south of the Lot 4 and abuts the Sam's Club Gas Station currently under construction on
Lot 9, and Lot 10 (10 10 South Randall Road) is located along Bowes Road, between the Sam's Club and
the corner lot.
Portillo's proposes to construct an approximately 8,400 square foot restaurant on Lot 4, including a
drive-through facility and surface parking area. Lot 3 would be additional parking with a stub at the
southeast corner to eventually connect to the future car wash of the Sam's Club Gas Station. In the near
future, Portillo's intends to file an application for a plat of resubdivision to consolidate both Lots 3 and 4
into one.
Portillo's proposes a combination of unique architecture and placement of the building to address this
prime commercial corner. By angling the building, three elevations would be prominently displayed
along Bowes and Randall Roads. The northeast elevation, facing the corner, would be extremely active,
featuring changes in building massing and color, a long run of dining-room windows, and a prominent
vertical architectural element with signage. Continuing south, the building fagade would curve toward
the entrance, and it too would be articulated by a prominent vertical architectural element with signage.
The building would be constructed primarily of precast masonry panels, some textured and permanently
colored to resemble brick, others smooth faced resembling stone. The precast panels would include true
• reveals and be delineated with coping and courses. The base would be a painted split-face block.
In front of the entrance, the applicant proposes to provide a large paved outdoor dining plaza with tables,
chairs, umbrellas, and landscaping within planters. The plaza would be protected from the adjacent
driveways (east and west sides) by a masonry knee wall and fence. The southern end of the plaza would
be open to allow easy access, except brick piers, acting as bollards, would be strategically placed at the
head of the adjacent handicap parking spaces.
The applicant proposes a drive-through that would include ample on-site stacking space. The applicant
has employed extensive measures to minimize the potential conflicts between drivers, pedestrians, and
bicycle riders (a bike rack is provided at the southeast corner of the plaza and two are proposed at the
future retail building). For example, both the restaurant and future retail site would include a five- to
six-foot wide sidewalk running east/west, allowing pedestrians to move from the Sam's Club and future
retail stores to the restaurant and back. Where this pedestrian path crosses driveways, the applicant
proposes to create wide striped intersections, approximately 35-45 feet wide. Sidewalks would be added
along both sides of the future retail building to bring pedestrians off the existing sidewalk south into the
site and the east/west sidewalk. Also, the applicant would install landscaping clusters and possibly a
low berm to discourage persons who are using the existing sidewalks along Bowes and Randall Roads
from leaving those paths at inappropriate locations.
PLANNED DEVELOPMENT DEPARTURES AND EXCEPTIONS
• The applicant requests several logical departures from the PAB Ordinance and/or the Zoning Ordinance.
First, the PAB Ordinance requires that trash enclosures within this shopping center be attached to the
I
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• building. On the restaurant site, because the drive-through lanes must wrap the building, and because of
the way the building is placed at the corner, the applicant requests a detached trash enclosure. Also, the
Zoning Ordinance requires that trash enclosures be located within the rear yard. However, the site has
no true rear yard. The trash enclosure is proposed near the elevation which includes the service door
and outside of the 50-foot building setback. The trash enclosure would be constructed of materials
matching the building and be landscaped. On the future retail site, two trash enclosures would be
attached to the east and west sides of the building. These side locations are preferred to the rear of the
building which would be the south elevation—that elevation along the parking lot and essentially a front
of the building.
Second, the applicant proposes to reduce, and in some cases eliminate, the 6-foot setback for vehicle use
areas along the two internal driveways that access the shopping center from Bowes Road. In these
locations, Portillo's still proposes to provide all the required landscaping; only that landscaping would
be located within the landscape islands that are located within the common area. These islands well
exceed 6 feet. In some instances, Portillo's would provide sidewalks. Because this development would
be part of a unified shopping center, setbacks along these lot lines offer little value and would be
discernible only to a person who was actually looking at a site plan. Again, the shopping center would
include all required landscape areas and sidewalks.
Finally, because the applicant proposes to construct a restaurant that is highly visible from four sides
(being on a corner outlot within a shopping center), and because that visibility comes in part from two
arterials streets, the applicant requires several departures from the street graphics provisions of the
Zoning Ordinance. First, the applicant proposes to paint, then distress, six nostalgic graphics on the
• sides of the building, having them appear as if they were once used for roadside advertisements.
However, the Zoning Ordinance does not permit any form of painted wall graphics. A proposed text
amendment to the Zoning Ordinance would allow the applicant to not count such nostalgic graphics
against the allowable number and size of wall graphics when city council approves a planned
development or development plan. This text amendment would also allow authorized painted wall
graphics to be lower than nine feet above the adjacent driveways.
Next, the applicant proposes to install seven wall graphics whereas the Zoning Ordinance would limit
that number to three.(two wall graphics plus one along the rear elevation per ground floor occupant).
However, roof graphics count as wall graphics, of which the applicant proposes two. Such special
graphics and their associated architectural features would highlight the entrance to the building and
accentuate its intentional orientation to the corner. The Zoning Ordinance also generally considers that a
building would have no more than two street frontages whereas this building would have three. Lastly,
the restaurant would be located upon two outlots that, if developed with two buildings rather than one,
could have many more wall graphics. A proposed text amendment to the Zoning Ordinance would
allow city council to permit two additional wall graphics where a building has more than two street
frontages and when approved as a planned development or development plan approval. Similarly, that
text amendment would not count roof graphics with architectural features toward the allowable number
and area of wall graphics when approved as a planned development or development plan approval.
Finally, that text amendment gives city council the ability to approve the associated additional surface
area.
Third, the Zoning Ordinance does not permit graphics to extend above the main line of the roof. Again,
• the applicant proposes two special graphics and their associated architectural features to highlight the
entrance to the building and accentuate its intentional orientation to the corner. A proposed text
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• amendment to the Zoning Ordinance would allow city council to permit such graphics when designed in
conjunction with an architectural detail and when approved as a planned development or development
plan approval.
Fourth, the Zoning Ordinance does not permit lighting to outline building features. A proposed text
amendment to the Zoning Ordinance would allow city council to permit such outlines along sign bands
when approved as a planned development or development plan approval.
Fifth, Portillo's proposes to place their directional graphics upon masonry bases, matching their building
and other freestanding graphics. However, the Zoning Ordinance counts the area of the base against the
small amount of surface area allowed. A proposed text amendment to the Zoning Ordinance would
require directional graphics to have a masonry base, cap the height of such graphics at three feet
(preventing them from being a sight obstruction), and not count the area of the base against the
allowable amount of surface area or require landscaping otherwise required for monument graphics.
Sixth, the applicant proposes to provide one, 60 square-foot menu board for two drive-through lanes.
However, the Zoning Ordinance limits such graphics to 50 square feet. A proposed text amendment to
the Zoning Ordinance would allow the additional 20 percent of menu board where it would be viewed
by more than one drive-through lane.
Finally, while not a departure, Portillo's seeks to take advantage of the proposed text amendment to the
Zoning Ordinance which would allow electronic message boards within monument graphics along
Randall Road. The proposed monument graphic would conform to all requirements associated with
• such graphics.
FINDINGS OF FACT
The Planning & Zoning Commission finds that:
A. Site Characteristics Standard. The suitability of the subject property for the intended planned
development with respect to its size, shape, significant natural features (including topography,
watercourse and vegetation), and existing improvements.
Findings. The subject property is suitable for the intended planned development with respect to
the site characteristics standard.
The lots proposed for the restaurant would contain approximately 3.18 acres of land. The
property is relatively flat with no significant natural features. The property is currently vacant.
B. Sewer and Water Standard. The suitability of the subject property for the intended planned
development with respect to the availability of adequate municipal water, wastewater treatment,
and storm water control facilities.
Findings. The subject property is suitable for the intended planned development with respect to
the sewer and water standard.
•
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• The subject properties are served with municipal sanitary sewer and water systems. Stormwater
control facilities have been designed to serve the larger subdivision in accordance with the City
of Elgin and Kane County Stormwater Management Ordinances.
C. Traffic and Parking Standard. The suitability of the subject property for the intended planned
develo p ment with res p ect to the provision of safe and efficient on-site and o ff-site vehicular
circulation designed to minimize traffic congestion.
Findings. The subject property is suitable for the intended planned development with respect to
the traffic and parking standard.
The lots have frontage along, but no direct access to Bowes or Randall Roads. The property will
have indirect access to Bowes and Randall Roads via cross-access easements through the larger
commercial subdivision. The locations of the access points to Bowes and Randall Roads, and
the required improvements to those roads, have been installed in accordance with an
intergovernmental agreement between the City of Elgin and Kane County.
The proposed parking areas for the restaurant and future retail building would have more parking
spaces than required by the Zoning Ordinance.
The configuration of the drive-through facility provides sufficient on-site stacking space such
that queued vehicles will not obstruct traffic along adjacent streets or upon adjacent lots.
• The proposed site plan includes ample provisions for persons to get to either the restaurant
and/or the future retail building by foot or by bicycle. Such provisions should help minimize the
amount of vehicular traffic in/around the site. More so, the plan provides extraordinary site
features designed expressly to minimize the potential conflict between vehicles, pedestrians, and
bicyclists, including but not limited to a wide east/west sidewalk, oversized striped intersections,
and strategically placed landscaping.
D. Zoning History Standard. The suitability of the subject property for the intended planned
development with respect to the length of time the property has remained undeveloped or unused
in its current zoning district.
Findings. The subject 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 subdivision in which the subject properties are located was annexed and zoned PAB Planned
Area Business District in 2006 under Ordinance No. G114-06.
In 2010, the planned development ordinance was amended to modify the site plan, landscape
plan, and building elevations of the Walmart and Sam's Club buildings to match branding, store
layout, and material requirements of the respective companies, and to amend the allowable land
uses for the seven outlots within the subdivision. These amendments were articulated in
Ordinance No. G32-10, and the proposed development would be consistent with the commercial
planned development requirements for the shopping center contained within this ordinance.
•
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• E. Surrounding Land Use and Zoning Standard. The suitability of the subject property for the
intended planned development with respect to consistency and compatibility with surrounding
land use and zoning.
Findings. The subject property is suitable for the intended planned development with respect to
consistency and compatibility with surrounding land use and zoning.
The lots immediately to the south and west of the subject properties are within the Walmart and
Sam's Club shopping center, also zoned PAB Planned Area Business District. Lot 8, located at
the southwest corner of the subdivision, is developed with stormwater management facilities and
allows for the protection of the unnamed stream which is tributary to Otter Creek.
The area located to the south of the shopping center is in unincorporated Kane County. The area
is in agricultural use and is designated for commercial development when annexed to the City of
Elgin.
The area located to the west of the shopping center is zoned PMFR Planned Multiple Family
Residence District and PCF Planned Community Facility District. The PMFR District is
developed with townhomes in The Reserve Subdivision. The PCF District contains floodplain
and wetland areas associated with the Otter Creek watershed and stormwater management
facilities serving The Reserve Subdivision.
The areas located to the east of the subject properties and the shopping center, across Randall
• Road, are zoned PMFR Planned Multiple Family Residence District and PAB Planned Area
Business District. The PMFR District is improved with townhomes in the Willowbay
Subdivision. The PAB District is developed with a bank, a child day care center, and a
commercial/office subdivision known as Bowes Commons.
I
The area located to the north of the subject properties and the shopping center, across Bowes
Road, is zoned SFR2 Single Family Residence District and PAB Planned Area Business District.
The SFR2 District is improved with single-family homes which are part of the Columbine
Subdivision. The PAB District is improved with a restaurant.
F. Trend of Development Standard. The suitability of the subject property for the intended
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 suitable for the intended planned development with respect to
consistency with an existing pattern of development or an identifiable trend within the area.
The subject properties are located in the Randall Road corridor, in an area developing with
commercial uses.
G. Planned Development Districts Standard. The suitability of the subject property for the
intended planned development with respect to conformance to the provisions for the purpose and
intent, and the location and size of a zoning district.
•
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• The applicant is requesting approval of a planned development in an existing PAB Planned Area
Business District. The purpose and intent of the provision of planned developments is to
accommodate unique development situations. For planned development districts, the planned
development should demonstrate the following characteristics:
1. An opportunity to realize a development of demonstrated need with respect to the types
of environment available to the public that would not be possible under the strict
application of the other chapters of this title [Zoning Ordinance];
2. A creative approach to the use of land and related improvements resulting in better design
and construction of aesthetic amenities; and
3. The preservation of significant natural features including topography, watercourses,
wetlands, and vegetation.
The proposed restaurant and future retail building are part of a larger planned commercial
subdivision. Planned development review and approval of the proposed project is required
pursuant to PAB Planned Area Business District Ordinance No. G32-10.
The design of the restaurant conforms with the architectural standards of the PAB District and
the Zoning Ordinance.
H. Comprehensive Plan Standard. The suitability of the subject property for the intended 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
the Comprehensive Plan Standard.
The subject property is designated as "Highway Commercial" in the City's adopted
comprehensive plan. This designation includes commercial areas serving the surrounding
neighborhood areas and larger trade areas connected via the arterial road network.
I. 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 Natural Preservation Standard.
The subject properties contain no natural features. However, the applicant proposes to install
more landscaping than that amount required.
J. 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 internal land use standard.
Page 7 of 9
iNo evidence has been submitted or found that the proposed restaurant and future retail building
would be located, designed, or operated in a manner that will exercise undue detrimental
influence on itself or surrounding property. In fact, quite the contrary; the applicant has
proposed a site configuration that will ensure ample on-site stacking space for the drive-through
facility and would provide many site features to minimize conflicts between pedestrians,
bicycles, and vehicles.
RECOMMENDATION DETAIL
By a vote of five (5) yes, zero (0) no, and one (1) abstention/recusal, the Planning & Zoning
Commission recommends the approval of Petition 28-12, including those requested departures, subject
to the following conditions:
1. As it relates to Lot 10 of the Elgin Wal-Mart/Sam's Club Subdivision, this grant of
development plan approval is for site improvements only. The city shall not issue a
building permit for the retail building until such time that the city council approves
elevations of the retail building in the same manner in which this development plan
approval was granted.
2. Substantial conformance to the three (3) pages titled, "Statement of Purpose, Departures \
and Conformance," date stamped June 15, 2012.
• 3. Substantial conformance to the following drawings pertaining to the site improvements
associated with the Portillo's Restaurant Building, including revisions per the
Community Development Department, Engineering Division, Fire Department, and
Water Department, if any:
a. Portillo's Restaurant Final Engineering Site Layout Plan, Sheet C-01, prepared by
ATWELL, dated June 14, 2012; and
b. Portillo's Restaurant Final Engineering Site Landscape Plan, Sheet C-04, prepared by
ATWELL, dated June 14, 2012.
4. Substantial conformance with the following drawings pertaining to the architecture and
construction of the Portillo's Restaurant Building, prepared by Jensen & Jensen, including
revisions by the Community Development Department, Engineering Division, Fire
Department, and Water Department, if any:
a. Restaurant Rendering ("Proposed Restaurant for Portillo's Hot Dogs"), dated June 25,
2012;
b. Exterior Building Elevations, Sheets A-4.0 and A-4.1, both dated June 15,2012;
c. Floor Plan &Notes, Sheet A-1.0, dated June 15, 2012; and
d. Trash Enclosure Plan, Elevations, and Sections, Sheet A-9.0, dated June 15, 2012.
5. Substantial conformance to the following drawings pertaining to only the site
improvements associated with a Future Retail Building, including revisions per the
Community Development Department, Engineering Division, Fire Department, and
Water Department, if any:
•
Page 8 of 9
a. Retail Final Engineering Site Layout Plan, Sheet C-01, prepared by ATWELL, dated
• June 14, 2012 and revised June 29, 2012; and
b. Retail Final Engineering Site Landscape Plan, Sheet C-04, prepared by ATWELL,
dated June 14, 2012 and revised June 29, 2012.
6. Substantial conformance with the drawing labeled Site Lighting Photometrics, prepared
by Jensen & Jensen, dated June 15, 2012 and the associated eight (8) pages of fixture cut
sheets re ared b p p y L i s Industries, dated December 6, 2011.
7. Substantial conformance with the ten (10) pages of drawings pertaining to the signage for
the Portillo's Restaurant Building and the Future Retail Building, prepared by Olympic
Signs, dated February 16, 2012, revised June 14, 2012 (except Sheet 8 which was revised
June 26, 2012), including revisions by the Community Development Department,
Engineering Division, Fire Department, and Water Department, if any.
8. Compliance with all applicable codes and ordinances.
Respectfully Submitted,
s/ Bob Siljestrom
Bob Siljestrom, Chairman
Planning and Zoning Commission
•
s/ Sarosh Saher
Sarosh Saher, Secretary
Planning and Zoning Commission
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