G64-12 Ordinance No. G64-12
• AN ORDINANCE
GRANTING DEVELOPMENT PLAN APPROVAL
PURSUANT TO A PAB PLANNED AREA BUSINESS DISTRICT
(Portillo's Retail Building on Lot 10 in
Elgin Wal-Mart/Sam's Club Subdivision,
1010 South Randall Road)
WHEREAS, the territory herein described has been classified in the PAB Planned Area
Business District 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, on July 25, 2012, with the passage of Ordinance No. G43-12, the
development for a retail building on Lot 10 of the Elgin Wal-Mart/Sam's Club Subdivision
received approval for the site plan and related site improvements only, with the condition that the
architecture of the elevations of the retail building be approved through development plan
approval; and
• WHEREAS, written application has been made requesting approval of the final
architecture for a Retail Building in the PAB Planned Area Business District and in the ARC
Arterial Road Corridor Overlay District; and
WHEREAS, after due notice in the manner provided by law the Planning and Zoning
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 October 1, 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,
providing for specific architecture and building materials to permit the construction of a Retail
Building on Lot 10 of the Elgin Wal-Mart/Sam's Club Subdivision, that lot legally described as
• follows:
LOT 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. 2011K073547.
Be and is hereby granted subject to the following conditions:
1. Each wall sign shall be wholly located upon or within either a brick-patterned-
and-colored elevation panel (as the `'COFFEE" sign is depicted on the west and
north elevations of Exterior Elevations and Material Schedule, Sheet A-4.0,
prepared by Jensen & Jensen, Architects, Engineers and Planners, P.C., dated July
25, 2012, said sheet hereinafter referred to as the "Exterior Elevations") or upon
or within the EIFS sign band (as the '*VISION' sign is depicted on the north
elevation of the Exterior Elevations).
2. Tenants at each end of the building are limited to two wall signs as depicted on
the Exterior Elevations.
3. Except as amended by condition number 1 above, wall signs shall be located
within the Allowable Sign Areas depicted on the Exterior Elevations. Where a
tenant combines adjacent spaces into a common larger space, the associated
Allowable Sign Areas may be similarly combined, provided the surface area of
• the wall sign does not exceed that amount allowed by Chapter 19.50, "Street
Graphics" of the Elgin Zoning Ordinance.
4. Prior to the issuance of a building permit that includes the shell of the building,
the Director of Community Development shall review and approve the design and
style of the doors proposed within the Spandrel Glass Storefront depicted on the
north elevation of the Exterior Elevations.
5. Substantial conformance to the following drawings, specifically only the exterior
architectural design, treatments, and improvements associated with the proposed
Retail Building:
a. Building Floor Plan and Notes for Portillo's Retail Building, Sheet A-1.0,
prepared by Jensen & Jensen, Architects, Engineers and Planners, P.C., dated
July 25, 2012, city review set August 31, 2012.
b. Exterior Elevations and Material Schedule (color and black & white copies)
for Portillo's Retail Building, Sheet A-4.0, prepared by Jensen & Jensen,
Architects, Engineers and Planners, P.C., dated July 25, 2012.
c. Manufacturer's light fixture specification sheet for the retail building wall
sconce Model No. Gemini "C" (GE-C) for Portillo's Elgin, provided by GTF
Lighting Inc.
6. 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 and subsequent
provisions contained within Ordinance No. G43-12. In the event of any conflict between this
ordinance, which expressly includes those documents detailed within Section 2, Ordinance No.
G43-12, which expressly includes those documents pertaining to the site plan and site
improvement pertaining to the subject development and the allowances and departures described
and provided therein, and 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. kqI601n, Wor
Presented: October 24, 2012
Passed: October 24, 2012
Omnibus Vote: Yeas: 7 Nays: 0 1'
Recorded: October 24, 2012 o FMW
Published: October 26, 2012 ;,
Attest:
I'l., bu�
s
imberly Dewis, City Clerk
•
October 1, 2012
RECOMMENDATION AND FINDINGS OF FACT
Planning and Zoning Commission City of Elgin
OVERVIEW
Richport Holdings, LLC, requests Development Plan Approval of the final architecture of a retail
building at the property commonly referred to as 1010 South Randall Road. On July 25, 2012, the
development received site plan approval for an approximately 16,000 square foot retail building along
Bowes Road, between the Sam's Club building and Portillo's Restaurant. The approval was contingent
upon final architecture of the elevations of the retail building returning before the Planning & Zoning
Commission and City Council for approval.
GENERAL INFORMATION
Petition Number: 37-12
Recommendation: APPROVE, subject to conditions outlined within this report
(See Recommendation Detail)
Applicant and Owner: Richport Holdings, LLC
Staff Coordinators: Marc S. Mylott, Director of Community Development
Sarosh Saher, Senior Planner
History: After due notice as required by law, the Planning and Zoning Commission
held a public hearing and considered Petition 37-12 on October 1, 2012.
The applicant submitted an application for planned development approval
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. —Transcripts
G. —Draft Planned Development Ordinance
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 (opened
October 2012), and other retail and commercial establishments on seven additional outlots.
Exhibit A
Findings of Fact Planning and Zoning Commission
Petition: 37-12 October 1, 2012
•
The subject property is Lot 10 (1010 South Randall Road) of the recorded subdivision, and is located
along Bowes Road, between the Sam's Club and the corner lot, upon which Portillo's has received
approval to construct a restaurant.
The 16,000 square foot retail building proposed by Richport Holdings is designed to accommodate as
many as eleven retail tenants, but tenant spaces can be combined to accommodate larger single users .
The main entrances to the tenant spaces are located on the south elevation facing the parking lot.
Because the building will be readily visible on all four sides, the applicant has provided for architectural
detail, color and texture through the primary use of stone and concrete masonry, and ornamentation in
the form of accent panels, horizontal banding and ornamental lighting features on all four elevations.
The use of Exterior Insulation Finish Systems (EIFS) is restricted to the sign band only (9 percent of the
total elevation area), and located away from high traffic, or high abuse areas, so as to protect the
material from wear, tear and vandalism.
In general, the building materials consist of a split-faced masonry unit foundation with a smooth-faced
stone sill. The foundation takes the place of the bulkhead of the storefront windows on both the south
and north elevations, but is augmented by a patterned concrete band on the side and rear (north)
elevations for added interest. The body of the elevations is articulated into storefront treatments with the
use of projecting piers separating storefronts on the front (south) elevations, and recessed bays on the
rear elevation. A break in what would otherwise be a monotonous storefront pattern is provided through
• the use of brick-patterned-and-colored concrete panels flanked by lightered colored concrete panels
containing horizontal grooves. Signage is proposed on the brick-colored concrete panels on the front
(south) elevation, as well as along the EIFS sign band located on the light colored concrete panels, the
side elevations and along a large portion of the north (rear) elevation.
Of particular note is the proposed treatment of the rear (north) elevation that faces Bowes Road. The
applicant had initially proposed a simple rear elevation consisting only of alternating wall treatments
located within the same plane and steel service doors. The elevation contained no windows (or the
impression of windows) and otherwise presented a blank wall facing Bowes Road. The applicant was
receptive to staff suggestions to significantly enhance the aesthetics of this highly visible elevation by
adding storefront window treatments to soften the blank wall effect and coordinating the location of the
signage with the delineation of the bays. These treatments create a more attractive elevation that will be
visible to users of the retail center, passers-by, and residents of the subdivision to the north.
The trash enclosures located on either end of the building will be constructed fully of masonry materials
incorporating the principal building architectural elements, textures and colors to blend into the building
elevations. Additionally, utility and mechanical units proposed to be located along the side and rear of
the building will be grouped and, where allowed by the associated utility company, will be painted in a
color to blend in with the color of the masonry in the background.
•
Page 2 of 5
i
Findings of Fact Planning and Zoning Commission
Petition: 37-12 October 1, 2012
• FINDINGS OF FACT
The Planning and Zoning Commission reviewed the proposal with respect to its location, site design and
landscape improvements on July 2, 2012 and found that it met the standards for Planned Development
pursuant to Chapter 19.60 of the zoning ordinance.
Regarding the design standards for new commercial buildings and building materials pursuant to
Chapter 19.14 of the zoning ordinance entitled '`Architectural Review and Design," the Planning and
Zoning Commission found that:
A. Architectural Standards for Commercial Buildings
1. All building facades shall contain architectural features such as columns, pilasters, stone water
courses, offsets, cornices, capstones, parapets or alternating brick design.
Findings: The building has been designed with alternating brick-patterned-and-colored masonry
bays and light-colored offset masonry bays and other architectural features, such as masonry
piers, stone foundation sills, accent panels, and sign bands on all four elevations.
2. The primary facade of retail buildings shall be designed as retail storefronts including, but not
limited to, features such as storefront windows, bulkheads and transom windows. On side
• elevations that are readily visible from a public right of way, storefront windows shall be
extended to the side elevations or parts thereof.
Findings: The primary facade of the building is on the south elevation and comprises of
individual storefronts leading to each of the eleven tenant spaces within the building. The
storefronts are designed to contain storefront windows, bulkheads and transom windows.
Additionally, due to its high visibility, the rear (north) elevation facing Bowes Road has also
been designed with storefront treatments and a sign band similar in character to the front (south)
elevation.
3. All sides of the building shall be properly landscaped with foundation plantings, landscaped
islands within parking lots and perimeter landscaping around the lot. Landscaping shall
comprise of trees and shrubs. Landscaping required to be used to screen the property from the
neighboring properties should comprise of plant material that is designed to provide a
continuous visual screen at maturity.
Findings: The proposal for landscape design and plan material was reviewed by the Planning &
Zoning Commission on July 2, 2012, and found to meet the required standard.
4. Windows and entryways shall be emphasized by utilizing awnings or other dominant
architectural features. These features should be further highlighted through the use of masonry
windowsills and lintels and alternate brick design such as soldier courses.
• Findings: The standard does not pertain to the proposal for the retail building as there is no
single entry to the building, or individual windows proposed on the building. Entry to the
Page 3 of 5
Findings of Fact Planning and Zoning Commission
Petition: 37-12 October 1, 2012
• building proposed is through the storefront features on the front elevation. Access via the rear
elevation is reserved for service functions.
5. All refuse enclosures shall be constructed fully of masonry materials incorporating the principal
building architectural elements and landscaping material.
Findings: The trash enclosures located on either end of the building will be constructed fully of
masonry materials incorporating the principal building architectural elements, textures and
colors.
6. Outdoor eating and drinking spaces shall be enclosed by a minimum of a three foot (3) wrought
iron or aluminum open fencing or landscape screening. Solid masonry walls will also be
permitted. The use of stone or masonry columns within the fence design is encouraged.
Findings: No outdoor eating and drinking spaces requiring enclosure within a fence or solid
masonry wall are proposed at this time.
B. Material Standards for Commercial Buildings:
1. Exterior building materials for all commercial buildings (excluding roof materials, windows and
signs) shall be limited to masonry materials of brick, natural stone or split face concrete
masonry units on all exterior elevations. Other building materials may be used in exterior design
• accent features such as cornices, soffits and fascia, window trim and hood molding, corner
boards, sign bands, quoins and other ornamentation which comprise not more than twenty five
percent (2501o) of an exterior elevation. Artificial building materials such as exterior insulation
and finish systems (EIFS, commonly referred to by its brand name "Dryvit') and architectural
metal utilized for such design features shall not be used in high traffic, or high abuse areas, so as
to protect such materials from wear and tear and vandalism
Findings: The building is constructed primarily of masonry with use of EIFS restricted to the
sign band only in an area amounting to approximately nine percent (9%) of the total elevation
area.
PLANNED DEVELOPMENT DEPARTURES AND EXCEPTIONS
No departures are requested.
RECOMMENDATION DETAIL
By a vote of six (6) yes and zero (0) no, the Planning & Zoning Commission recommends the approval
of Petition 37-12, subject to the following conditions:
• 1. Each wall sign shall be wholly located upon or within either a brick-patterned-and-
colored elevation panel (as the "COFFEE" sign is depicted on the west and north
Page 4 of 5
• Findings of Fact Planning and Zoning Commission
Petition: 37-12 October 1, 2012
• elevations of Exterior Elevations and Material Schedule, Sheet A-4.0, prepared by Jensen
& Jensen, Architects, Engineers and Planners, P.C., dated July 25, 2012, said sheet
hereinafter referred to as the "Exterior Elevations") or upon or within the EIFS sign band
(as the "VISION" sign is depicted on the north elevation of the Exterior Elevations).
2. Tenants at each end of the building are limited to two wall signs as depicted on the
Exterior Elevations.
3. Except as amended by condition number 1 above, wall signs shall be located within the
Allowable Sign Areas depicted on the Exterior Elevations. Where a tenant combines
adjacent spaces into a common larger space, the associated Allowable Sign Areas may be
similarly combined, provided the surface area of the wall sign does not exceed that
amount allowed by Chapter 19.50, "Street Graphics" of the Elgin Zoning Ordinance.
4. Prior to the issuance of a building permit that includes the shell of the building, the
Director of Community Development shall review and approve the design and style of
the doors proposed within the Spandrel Glass Storefront depicted on the north elevation
of the Exterior Elevations.
5. Substantial conformance to the following drawings, specifically only the exterior
architectural design, treatments, and improvements associated with the proposed Retail
• Building:
a. Building Floor Plan and Notes for Portillo's Retail Building, Sheet A-1.0, prepared
by Jensen & Jensen, Architects, Engineers and Planners, P.C., dated July 25, 2012.
b. Exterior Elevations and Material Schedule (color and black & white copies) for
Portillo's Retail Building, Sheet A-4.0, prepared by Jensen & Jensen, Architects,
Engineers and Planners, P.C., dated July 25, 2012.
c. Manufacturer's light fixture specification sheet for the retail building wall sconce
Model No. Gemini "C" (GE-C) for Portillo's Elgin, provided by GTF Lighting Inc.
6. Compliance with all applicable codes and ordinances.
Respectfully Submitted,
s/Robert Siljestrom
Robert Siljestrom, Chairman
Planning and Zoning Commission
s/ Sarosh Saher
Sarosh Saher, Secretary
Planning and Zoning Commission
•
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