G37-16 Ordinance No. G37-16
AN ORDINANCE GRANTING
DEVELOPMENT PLAN APPROVAL
(Retail Building at Proposed Lot 4 of the Resubdivision of Lot 2 of the
Elgin Wal-Mart/Sam's Club Subdivision at 1000 S. Randall Road)
WHEREAS, the territory described herein has been previously classified in the PAB
Planned Area Business District pursuant to Ordinance No. G114-06; and
WHEREAS,by adopting Ordinance No. G32-10 on July 14, 2010, the City Council of the
City of Elgin, Illinois (hereinafter "the City Council") amended Ordinance No. G114-06 in its
entirety; and
WHEREAS, by adopting Ordinance No. G6-16 on February 24, 2016, the City Council
amended the permitted and conditional land use provisions of Ordinance No. G32-10; and
WHEREAS, Ordinance No. G32-10 requires that building and building additions other
than the Wal-Mart and Sam's Club building submit a development plan for a public hearing and
approval by the City Council pursuant to the provisions of Chapter 19.60,Planned Developments,
of the Elgin Municipal Code, 1976, as amended; and
WHEREAS, the City Council has approved Petition 26-15, one element of which was the
resubdivision Lot 2 of Elgin Wal-Mart/Sam's Club Subdivision at 1000 South Randall Road into
five lots; and
WHEREAS, written application has been made requesting development plan approval as
required by Ordinance No. G32-10 for the proposed Lot 4 within the resubdivision of Lot 2 of the
Elgin Wal-Mart/Sam's Club Subdivision,which Lot 4 is legally described herein; and
WHEREAS,the Planning and Zoning Commission conducted a public hearing concerning
said application on July 5, 2016; and
WHEREAS,the Community Development and the Planning and Zoning Commission have
submitted their Findings of Fact concerning said application; and
WHEREAS, the Community Development and the Planning and Zoning Commission
recommend approval of said application, subject to the conditions articulated below; and
WHEREAS, the City Council 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 development
plan approval pursuant to the process required for a planned development as required by PAB
Planned Development Ordinance G32-10, pertains to the government and affairs of the city.
NOW, THEREFORE, BE IT ORDAINED BY THE CITY COUNCIL OF THE CITY OF
ELGIN, ILLINOIS:
Section 1. That the City Council hereby adopts the Findings of Fact, dated July 5,
2016, 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 a development plan, for an approximately 7,600 square-foot, multi-
tenant retail building on proposed Lot 4 within the resubdivision of Lot 2 of the Elgin Wal-
Mart/Sam's Club Subdivision, be and is hereby granted, where said Lot 4 is the following legally
described parcel:
THAT PART OF LOT 2 OF ELGIN WAL-MART/SAM'S CLUB SUBDIVISION,
BEING PART OF THE SOUTHEAST QUARTER OF SECTION 28,TOWNSHIP
41 NORTH, RANGE 8, EAST OF THE THIRD PRINCIPAL MERIDIAN,
ACCORDING TO THE PLAT THEREOF RECORDED DECEMBER 6,2011 AS
DOCUMENT NUMBER 2011K073547 IN KANE COUNTY, ILLINOIS, MORE
PARTICULARLY DESCRIBED AS FOLLOWS:
COMMENCING AT THE SOUTHEAST CORNER OF SAID LOT 2; THENCE
N00°55'34"W 556.53 FEET ALONG THE EAST LINE OF SAID LOT 2 TO THE
POINT OF BEGINNING; THENCE S89°04'26"W 204.22 FEET TO THE WEST
LINE OF SAID LOT 2; THENCE N01°04'22"W 206.33 FEET ALONG THE
WEST LINE OF SAID LOT 2; THENCE 58.92 FEET ALONG THE ARC OF A
195.00 FOOT RADIUS CIRCULAR CURVE TO THE LEFT, WITH A CHORD
BEARING N09°43'43"W 58.70 FEET ALONG THE WEST LINE OF SAID LOT
2; THENCE N89°04'26"E 213.73 FEET TO THE EAST LINE OF SAID LOT 2;
THENCE S00°55'34"E 264.33 FEET ALONG THE EAST LINE OF SAID LOT 2
TO THE POINT OF BEGINNING, CONTAINING 1.24 ACRES OF LAND,
MORE OR LESS.
and said approval is subject to the following conditions:
1. Substantial conformance to the development application and attached
documentation dated received May 24, 2016, prepared by Philip J. Salerno II of
Clingen Callow&McLean,LLC,attorney for Richport Property,LLC—S.Randall
Outlot and including the following documents:
a. Consent and Disclosure; and
b. Statement of Purpose and Conformance.
2. Substantial conformance to the ALTA/ACSM Land Title Survey of Lot 2 of Elgin
Wal-Mart/Sam's Club Subdivision prepared by TFW Surveying and Mapping,Inc.
dated December 24, 2014 and last revised on February 12, 2015.
2
3. Substantial conformance to the development plans as they relate to the development
of this Lot 4 for the construction of the new multi-tenant retail building including
the following documents:
a. Site Plan prepared by ARCON dated May 20, 2016;
b. Building Floor Plan, Material Schedule, and two sheets of Elevations
prepared by ARCON dated May 20, 2016;
c. Landscape Plan prepared by Atwell dated May 20, 2016 and as that plan is
amended by the plan titled "Necessary Changes to the Site and Landscape
Plan" dated June 22, 2016;
d. Monument graphics exhibit prepared by Olympic Signs page 1 of 1 dated
May 17, 2016; and
e. Electrical Site Photometric Plan and specifications prepared by ARCON
dated May 201, 2016.
4. Outdoor eating and drinking areas shall be enclosed by a minimum 3-foot wrought
iron or aluminum open fencing. Solid masonry walls will also be permitted. The
use of stone or masonry columns within the fence design is required.
5. Compliance with all applicable codes and ordinances.
Section 3. That except as amended herein, the use and development of 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 Ordinance Nos. G32-10 and G6-16, 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.
avid J. K in, /ayor
Presented: August 24, 2016
Passed: August 24, 2016
Omnibus Vote: Yeas: 9 Nays: 0
Recorded: August 24, 2016
Published: August 26, 2016
A es .
Kimberly Dewis C. Clerk , ''°'`�'
3
July 5, 2016
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 21-16, an application by
Richport Property, LLC — S. Randall Outlot, requesting approval of a development plan for an
approximately 7,600 square-foot, multi-tenant retail building at 1120 S. Randall Road. This
property is also known as Lot 4 of the five outlots located in front of the WalMart on the west side
of Randall Road, south of Bowes Road.Currently,a 9,470 square-foot,multi-tenant retail building
is under construction on Lot 1 (1190 S. Randall Road), as is a 3,550 square-foot carwash
immediately north of this 9,470 square-foot retail building on Lot 2 (1180 S. Randall Road). The
annexation agreement which facilitated the original construction of the WalMart and subsequently
the Sam's Club requires that each building and associated site plan within this shopping center be
reviewed and approved in the same manner as a planned development prior to the approval of a
building permit. Staff recommends approval of the application, subject to the conditions
outlined at the end of this report.
GENERAL INFORMATION
Petition Number: 21-16
Requested Action: Development Plan Approval
Current Zoning: PAB Planned Area Business District
ARC Arterial Road Corridor Overlay District
Existing Use: Vacant and Undeveloped
Proposed Use: New Multi-Tenant Retail Building
Property Location: 1120 S. Randall Road for Lot 4 within 1110-1190 S. Randall Road)
Applicant and Owner: Richport Property LLC —S. Randall Outlot
Staff Coordinator: Marc S. Mylott, AICP, Director of Community Development
Exhibit A
Recommendation& Findings of Fact
Petition 21-16
July 5, 2016
LIST OF EXHIBITS ATTACHED
A. Aerial/Location Map
B. Zoning Map
C. Parcel Map
D. Site Perspective &Photos
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 September 2012), and other retail and commercial establishments on seven
additional outlots. That approval also required that any subsequent development upon the outlots
be approved through the same planned development process -- a public hearing before and a
recommendation from the Planning & Zoning Commission with final approval by the City
Council.
In 2011, Lot 9 (1040 South Randall Road) was developed with a Sam's Club Motor Vehicle
Service Station and in 2012/2013, Lots 3 and 4 (1020-1030 South Randall Road) were developed
with a Portillo's Restaurant and Lot 10 (2415 Bowes Road) was developed with a multi-tenant
retail building. Finally,in February 2016,City Council approved the subdivision of the large outlot
south of the Sam's Club gas station, fronting Randall Road, into five smaller outlots. At that time,
City Council also gave development plan approval for Lots 1 and 2 of those five outlots. A 9,470
square-foot, multi-tenant retail building on Lot 1 (1190 S. Randall Road) and a 3,550 square-foot
carwash immediately north of this 9,470 square-foot retail building on Lot 2 (1180 S. Randall
Road) are currently under construction.
The subject property is Lot 4 of the five outlots. No development applications for the remaining
Lots 3 and 5 have been submitted to the city.
Each of these outlots take access from the private drive that runs along their westerly frontage,and
this private drive then provides access to Randall Road. Other private drives within the shopping
center provide access to Bowes Road and Reserve Drive. Cross-access drives between most of the
outlots increases connectivity, and each lot has its own utility connections. Stormwater run-off is
managed by the regional detention facility that is located at the southwest corner of the subdivision.
Richport Property proposes to construct an approximately 7,600 square-foot, multi-tenant retail
building on the 54,239 square foot(1.24 acre)Lot 4.The building is intended to contain two tenant
spaces. It will face Randall Road and be designed with storefronts on three sides. Service entrances
and the attached masonry trash enclosure will be located at the rear (west) side of the building
facing the interior of the shopping center.The site is proposed to be landscaped with a combination
of trees and shrubs along the east and west sides, and the sidewalk immediately in front of the
-2 -
Recommendation & Findings of Fact
Petition 21-16
July 5, 2016
building is wide enough to accommodate outdoor patios for both tenants. If that feature is added,
the original planned development requires that the operator install a 3-foot high wrought-
iron/aluminum fence to protect patrons within the area from adjacent vehicles. An example of this
requirement can be seen along the outdoor patio at the Portillo's Restaurant. 95 vehicle parking
spaces and 5 bicycle parking spaces will be provided on this Lot 4. As development is intended on
either side of this Lot 4, the applicant is proposing that the parking for each adjacent outlot
seamlessly connect to this Lot 4 at either the back of a row of parking spaces (south side)or along
a common drive aisle (north side). As no formal plans for Lots 3 or 5 have been submitted, this
configuration provides flexibility to maximize the amount of off-street parking while ensuring that
the size of each outlot and the resultant space between each building does not then leave a large
area devoid of landscaping. Should the proposed parking and/or drive aisles on this Lot 4 not
ultimately connect for some reason, then a landscaped separation will be provided on either Lot 3
and/or 5 in the same fashion as it was between Lots 1 and 2. There, the parking for Lot 1 went to
its north lot line and the entirety of the landscape separation was provided on Lot 2. A pedestrian
connection is provided between the retail building and the existing bicycle path along Randall
Road.
The elevations of the building are designed in brick and stone, and two similarly shaped, yet
architecturally distinct, awnings distinguish the two tenant entrances. The Randall Road elevation
prominently features a significant amount of storefront glass, and this treatment turns the corner
for each tenant. Space above each storefront is available for a wall mounted graphic as and when
the need arises. A monument sign is proposed along Randall Road, designed in a similar fashion
to that of the retail building currently under construction to the south along Randall Road and to
that of the existing retail building along Bowes Road. The sign would contain the names and logos
of the tenants located within the building. It includes a masonry base that matches the material of
the building.
FINDINGS
After due notice as required by law, the Planning & Zoning Commission conducted a public
hearing in consideration of Petition 21-16 on July 5, 2016. Testimony was presented at the public
hearing in support of the application. The Community Development Department submitted a
Development Plan Review and Written Findings & Recommendation to the Planning & Zoning
Commission dated July 5, 2016.
The Community Development Department and the Planning & Zoning Commission have made
the following findings regarding this application against the standards for planned developments:
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.
- 3 -
Recommendation & Findings of Fact
Petition 21-16
July 5, 2016
Findings. The subject property is suitable for the intended planned development with
respect to its size, shape, significant natural features (including topography, watercourse
and vegetation), and existing improvements. Lot 2 of the overall subdivision comprises of
a land area of 227,456 square feet (5.2217 acres). Following the recording of the
resubdivision of Lot 2,the land area for this resultant Lot 4 will be 54,239 square feet(1.24
acres). This Lot 4, and each resultant outlot, is suitable for the intended planned
development with respect to the site characteristics standard. Lot 4 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. The subject properties are served with municipal
sanitary sewer and water systems. Stormwater control facilities located on the southwest
portion of the subdivision 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 development with respect to the provision of safe and efficient on-site and off-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. Lot 4 has frontage along,but no direct access to
Randall Road. Randall Road is an Arterial Street connecting the west side of Elgin with
the surrounding communities to the north and south. Lot 4 has access to Bowes and Randall
Roads by means of existing private access drives located throughout 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.
On-site vehicle circulation will be accommodated via drive aisles around the perimeter of
the building. Vehicles entering the middle access point could also enter a drive-through
lane accessory to the southern tenant space. Stacking space within the queue can
accommodate approximately 10 vehicles, which is sufficient to ensure queued vehicles are
accommodated on the lot and not create a negative impact on the main private access drive.
Pedestrian and bicycle access for Lot 4 will be accommodated by sidewalks along the front
and north side of the building with a direct connection to the existing bicycle path located
along the east property line (along Randall Road). The lot will include 95 vehicle parking
spaces and 5 bicycle parking spaces. The number of parking spaces on the outlot itself far
exceeds the standard retail requirement, and the slight deficiency for higher parking
- 4 -
Recommendation & Findings of Fact
Petition 21-16
July 5, 2016
generating uses, such as sit-down or carry-out restaurants, is easily accommodated by the
large regulatory capacity upon the zoning lot that compromises the entire shopping center.
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 2007, planned development approval was granted to allow for the construction of a JC
Penny's retail store on Lot 1 of the subdivision through Ordinance G101-07. However,due
to the subsequent downturn in the economy,the store was never built and the lot continues
to remain vacant.
In 2010,the planned development ordinance was amended in its entirety 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.
In 2011, planned development approval was granted to allow for the construction of the
Sam's Club Motor Vehicle Service Station through Ordinance G44-11.
In 2012, planned development approval was granted for the construction of Portillo's
Restaurant and initial site design improvements for the retail building adjacent to the
restaurant (2415 Bowes Road) through Ordinance G43-12. Final planned development
approval was granted for the construction of the retail building through Ordinance G64-12.
In 2014, Ordinance G32-10 was amended to provide for additional permitted uses within
the retail building at 2415 Bowes Road through Ordinance G72-14.
In February 2016, Ordinance G6-16 amended G32-10 to extend the allowance for
additional permitted uses to the five outlots located south of the Sam's Club gas station.
That ordinance also included development plan review and approval for Lots 1 and 2 of
those five outlots, as well as the resubdivision approval for said outlots.
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.
- 5 -
Recommendation& Findings of Fact
Petition 21-16
July 5, 2016
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 north, 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 subdivision is located within
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.
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 with
additional unimproved vacant commercial property to the north.
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.
-6 -
Recommendation&Findings of Fact
Petition 21-16
July 5, 2016
The applicant is requesting approval of a development plan within 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 retail building is part of a larger planned commercial shopping center, and
the entirety of this shopping center was found to comply with the above three
characteristics when originally approved in 2006, and again when comprehensively
amended in 2010. That later PAB Planned Area Business District Ordinance No. G32-10
requires development plan review and approval of the proposed project. The proposed
retail building conforms to 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"Highway
Commercial" in the City's Comprehensive Plan and Design Guidelines dated 2005. Areas
designated Highway Commercial typically serve surrounding neighborhood areas,but also
larger trade areas connected by the arterial street system. They may include all of the
commercial uses found in the mixed-use centers. In addition, they typically include
highway-serving uses such as fast food restaurants, auto-oriented uses such as tire stores,
service stations,auto parts stores,and other stand-alone retail uses.These commercial areas
are generally auto dominated with few pedestrian amenities. The proposed land uses are in
keeping with the objectives and policies of this comprehensive plan designation.
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
-7 -
Recommendation & Findings of Fact
Petition 21-16
July 5, 2016
features. However, the applicant proposes to install trees and shrubs appropriate for this
size and scale of development.
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. No evidence has been submitted or found that the
proposed retail building would be located, designed, or operated in a manner that will
exercise undue detrimental influence on itself or surrounding property. Instead, the
applicant has proposed a site configuration that maximizes off-street parking, ensures
ample on-site stacking space for the drive-through facility, and includes many site features
intended to minimize potential conflicts between pedestrians, bicycles, and vehicles.
DEPARTURES & EXCEPTIONS
As part of this development plan review and approval, the applicant is requesting the following
departures from the zoning ordinance, which are nearly identical to those granted in 2015 for Lots
1 and 2 of these same five outlots:
1. Section 19.35.435 E.2.b., Vehicle Use Area Interior Setback. The AB Area Business
District requires vehicle use areas such as driveways or paved parking lots to be set back
no less than 6 feet from an interior lot line. The applicant proposes to reduce the interior
vehicle use setback to 0 feet at the lot lines that are common to adjacent lots of record
within the shopping center, specifically along the north, south, and west lot lines. It should
be noted that, where appropriate, vehicle use area landscape yards and islands containing
adequate landscape material will be provided to provide the necessary visual relief along
service drives and/or between lots.
2. Section 19.50.070 D.3.,Monument Graphics Surface Area. The maximum surface area
of a monument graphic on a street with a speed limit of 45 to 50 miles per hour is 80 square
feet. The applicant is requesting a maximum surface area of 92.5 square feet (15%
departure) for the monument graphic on Lot 4. This departure is the same as that granted
for Lot 1 located to the south,and Lot 2 was granted a surface area departure of 95.0 square
feet(19% departure) for its monument graphic.
3. Section 19.50.080 D., Wall and Integral Roof Graphics. The maximum number of wall
graphics is two for each occupant located on the ground floor of a building. The applicant
is requesting an additional wall graphic for corner tenant on the north and south (side)
elevations of the building.
- 8 -
Recommendation& Findings of Fact
Petition 21-16
July 5, 2016
RECOMMENDATION
The Community Development Department and the Planning & Zoning Commission recommend
approval of Petition 21-16, subject to the following conditions:
1. Substantial conformance to the development application and attached
documentation dated received May 24, 2016, prepared by Philip J. Salerno II of
Clingen Callow&McLean, LLC,attorney for Richport Property,LLC—S. Randall
Outlot and including the following documents:
a. Consent and Disclosure; and
b. Statement of Purpose and Conformance.
2. Substantial conformance to the ALTA/ACSM Land Title Survey of Lot 2 of Elgin
Wal-Mart/Sam's Club Subdivision prepared by TFW Surveying and Mapping,Inc.
dated December 24, 2014 and last revised on February 12, 2015.
3. Substantial conformance to the development plans as they relate to the development
of this Lot 4 for the construction of the new multi-tenant retail building including
the following documents:
a. Site Plan prepared by ARCON dated May 20, 2016;
b. Building Floor Plan, Material Schedule, and two sheets of Elevations
prepared by ARCON dated May 20, 2016;
c. Landscape Plan prepared by Atwell dated May 20, 2016 and as that plan is
amended by the plan titled "Necessary Changes to the Site and Landscape
Plan" dated June 22, 2016;
d. Monument graphics exhibit prepared by Olympic Signs page 1 of 1 dated
May 17, 2016; and
e. Electrical Site Photometric Plan and specifications prepared by ARCON
dated May 201, 2016.
4. Outdoor eating and drinking areas shall be enclosed by a minimum 3-foot wrought
iron or aluminum open fencing. Solid masonry walls will also be permitted. The
use of stone or masonry columns within the fence design is required.
5. 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, including one amendment
which required the use of stone or masonry columns within the fence surrounding the outdoor
eating and drinking area rather than encouraging said columns,was seven(7)yes,zero(0)no, and
zero(0) abstentions.
-9 -
Recommendation & Findings of Fact
Petition 21-16
July 5, 2016
Respectfully Submitted,
s/Robert Siljestrom
Robert Siljestrom, Chairman
Planning&Zoning Commission
s/Marc S. Mylott, AICP
Marc S. Mylott, Secretary
Planning&Zoning Commission
Director of Community Development
- 10 -
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EMIX1110447.41111` Ii LI/tLegeRd O RC1 Residence Conservation 1 RC2 Residence Conservation 2 RC3 Residence Conservation 3 PRC Planned Residence Conservation
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EXHIBITS Zoning Map N
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Map prepared by City of Elgin 0 162.5 325 650 975 1,300
Department of Community Development 1 Feet
Subject Property
1110-1190 S Randall Rd
Petition 21 -16
Delta Ct
pt. 0628351004
Della Or
Cove Ct
Camden Bay
EXHBIIT C Parcel Map N
City of Elgin 0 35 70 140 210 280
Department of Community Development Feet
SITE PERSPECTIVE & PHOTOS EXHIBIT
Lot 4, 1110-1190 S. Randall Road
Petition 21-16
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Page 1of2
SITE PERSPECTIVE & PHOTOS EXHIBIT
Lot 4, 1110-1190 S. Randall Road
Petition 21-16
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Subject Property
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View of Lot 4, Looking SE Toward Randall Road
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1190 S. Randall Road, Looking North
Page 2of2