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HomeMy WebLinkAboutG42-00 i' Ordinance No. G42-00 AN ORDINANCE GRANTING A CONDITIONAL USE FOR A MASTER SIGNAGE PLAN (McGrath Buick/Nissan/Kia) WHEREAS, written application has been made for a CI Commercial Industrial District conditional use for a master signage plan for property located at 945 East Chicago Street ; and WHEREAS, the Zoning and Subdivision Hearing Board conducted a public hearing after due notice by publication and 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 made by the Zoning and Subdivision Hearing Board, a copy of which is attached hereto and made a part hereof by reference as Exhibit A. Section 2 . That a conditional use for a master signage plan for property located at 945 East Chicago Street, and legally described as follows : That part of the Southwest Quarter of Section 18, Township 41 North, Range 9 east of the Third Principal Meridian, described as follows : Beginning at the intersection of the centerline of State Route 19 with the east line of what was known as the "Teft Farm" ; thence Southwesterly along said East line, a distance of 437 . 67 feet; thence Westerly parallel with the South line of said Southwest Quarter, a distance of 526 . 65 feet to a point on a line that is 520 . 7 feet westerly of (measured at right angles thereto) and parallel with the East line of what was known as the "Teft Farm" ; thence Northeasterly along said parallel line, a distance of 628 . 67 feet to the centerline of State Route 19; thence Southeasterly along said centerline a distance of 552 . 42 feet to the place of beginning, being situated in the City of Elgin, Cook County, Illinois, (excepting therefrom the following: That part of the Southwest Quarter of Section 18 , Township 41 North, Range 9 East of the Third Principal Meridian, described as follows : Beginning at the intersection of a line that is 50 . 0 feet Southerly of (measured at right angles thereof) and parallel with the centerline of State Route 19 with the East line of what was known as the "Teft Farm" ; thence Southwesterly along said East line a distance of 150 . 0 feet ; thence Westerly r parallel with the South line of the Southwest Quarter of said Section 18 , a distance of 150 . 0 feet; thence Northeasterly parallel with the East line of what was known as the "Teft Farm" , a distance of 212 . 43 feet to a point on a line that is 50 . 0 feet Southerly of (measured at right angles thereto) and parallel with the centerline of State Route 19; thence Southeasterly along said parallel line a distance of 153 . 58 feet to the place of beginning, being situated in the City of Elgin, in Cook County, Illinois . be and is hereby granted subject to the following conditions : 1 . Substantial conformance with the Statement of Purpose and Conformance submitted by Scott McGrath, dated April 30, 2000 . 2 . Substantial conformance with the Kia Sign Elevation and Site Plan by Sure Light Sign Company, dated April 30, 2000 . 3 . Installation of additional landscaping as approved by the Community Development Group . 4 . Compliance with all other applicable codes (P- and ordinances . Section 3 . That the conditional use herein shall expire if not established within one year from the date of passage of this ordinance . Section 4 . That all ordinances or parts of ordinances in conflict with the provisions of this ordinance be and are hereby repealed. Section 5 . That this ordinance shall be in full force and effect immediately after its passage in the manner provided by law. Ed Schock, Mayor Presented: June 28, 2000 Passed: June 28, 2000 Vote : Yeas 5 Nays 2 Recorded: June 29, 2000 Published: Attest : eP- Dolonna Mecum, City Clerk r � June 21,2000 FINDINGS OF FACT Zoning and Subdivision Hearing Board City of Elgin,Illinois SUBJECT Consideration of Petition 36-00 Requesting a Conditional Use for a Master Signage Plan to Allow for the Erection of One Additional Pole Sign;Property Located at 945 East Chicago Street by Sure Light Sign Company, as Applicant and Leo McGrath, as Owner. BACKGROUND Requested Action: Conditional Use for a Master Signage Plan Approval Current Zoning: CI Commercial Industrial District Intended Use: Motor Vehicle Dealer Property Location: 945 East Chicago Street Applicant: Sure Light Sign Company Owner: Leo McGrath Staff Coordinator: John R. Rothenberger LIST OF EXHIBITS A. Location Map (see attached) B. Zoning Map (see attached) C. Parcel Map (see attached) D. Statement of Purpose and Conformance Submitted by (see attached) Scott A. McGrath,dated April 30, 2000. E. Elevations and Site Plan by Sure Light Sign Company, (see attached) dated April 30, 2000. Findings of Fact Zoning and Subdivision Hearing Board " Petition 36-00 June 21, 2000 BACKGROUND An application has been filed by Sure Light Sign Company requesting a conditional use for a master • signage plan in the CI Commercial Industrial District. The applicant is proposing to erect an additional pole sign, two currently exist, at the subject property. The pole sign would be consistent with the other signage in the area. The owner has added a new vehicle franchise to the existing dealership and must add signage to advertise this product line and to meet the terms of the franchise agreement. The subject property currently has two signs which are lawful nonconforming, the additional sign would push the total square footage beyond that which is allowable for this zoning lot and would deviate from the requirement for new signs to be monument style. The subject property has a little over 300 linear feet of street frontage. Up to three(3)free standing signs with a maximum square footage of eighty(80)each with a total height of fifteen feet maximum would be allowed for this site. The ordinance also allows signage to be combined up to a 240 square foot maximum for one sign instead of the three totaling this square footage. The height requirement does not change they would have to be monument style signs. The current signage consists oftwo(2)pole signs with faces totaling of225 and 125 square feet. The existing sign heights are 30 feet and 25 feet respectively. The proposed additional sign has a 96 square foot face and is 25 feet tall. The ordinance does have provisions for properties which would exceed current allowances,but have special circumstances warranting consideration of departures from these requirements. The master signage plan provides for a more creative approach to signage which may not conform to all of the provisions of the sign ordinance. The owner would meet the requirements for distances between signs(reference exhibits C and D). FINDINGS After due notice,as required by law,the Zoning and Subdivision Hearing Board held a public hearing in consideration of Petition 36-00 on June 7, 2000. The applicant testified at the hearing and presented documentary evidence in support of the application. No objectors appeared at the public hearing. No written correspondence had been submitted. The Community Development Group submitted a Conditional Use Review dated May 30, 2000. The Zoning and Subdivision Hearing Board has made the following findings concerning the standards for conditional uses: A. Zoning History Findings. The subject property was zoned in the following classifications for the years indicated: -2- • • Findings of Fact Zoning and Subdivision Hearing Board Petition 36-00 June 21, 2000 1927 B Residential District 1950 D Commercial District 1962 B3 Service Business District 1992 B4 General Service District Present CI Commercial Industrial District B. Surrounding Land Use and Zoning Findings. The subject property is bounded on three sides by properties which are zoned CI Commercial Industrial District. The businesses to the east and west are automobile dealerships. The properties to the north are commercial in nature. The south portion of the subject property contains an easement for storm water retention. The property beyond that is zoned MFR Multiple Family Residential District and is developed with a mobile home park. C. Trend of Development Findings. The subject property is located within an area straddling either side of East Chicago Street, State Route 19, with predominately commercial and industrial uses benefitting from frontage on an interurban thoroughfare. D. Zoning District Findings. The purpose of the CI Commercial Industrial District is to provide for an existing pattern of development in which certain commercial uses and findustrial uses have located together. A CI Commercial District should be located in E substantial conformance to the official comprehensive plan,and in general,CI zoning districts should not be located adjoining residence conservation districts or residence districts. The amount of land necessary to constitute a separate CI zoning district exclusive ofrights of way, but including adjoining land or land directly opposite a right of way shall not be less than 20 acres. E. Comprehensive Plan Findings. The subject property is designated"Mixed Commercial and Industrial"by the Official Comprehensive Plan of Elgin. STANDARDS FOR CONDITIONAL USES The Zoning and Subdivision Hearing Board has made the following findings concerning the standards for conditional uses: A, Site Characteristics Standard. The suitability of the subject property for the intended conditional use 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 conditional use with respect to the site characteristics standard. -3- • Findings of Fact Zoning and Subdivision Hearing Board Petition 36-00 June 21, 2000 The subject property is an irregular rectangular shape and 151,153 square feet in area. The subject property is currently developed with an automobile dealership. There are no significant natural features on-site.The topography indicates a large drop at the southern end of the property to the area utilized for storm water retention. B. Sewer and Water Standard. The suitability of the subject property for the intended conditional use 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 conditional use with respect to the availability of adequate municipal water,wastewater treatment,and storm water control facilities. The subject property is served with municipal water,sanitary systems and storm water control facilities. C. Traffic and Parking Standard. The suitability of the subject property for the intended conditional use 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 conditional use with respect to the provisions of safe and efficient on-site and off-site vehicular circulation designed to minimize traffic congestion. The subject property has street frontage along East Chicago Street, State Route 19. East Chicago Street functions as an arterial street. Off-street parking is be provided in conformance with the off-street parking ordinance. D. Location,Design,and Operation Standard. The suitability of the subject property for the intended conditional use with respect to it being located, designed, and operated so as to promote the purpose and intent of the zoning ordinance. Findings. The subject property is suitable for the intended conditional use with respect to it being located,designed,and operated so as to promote the purpose and intent of the zoning ordinance. The proposed land use is consistent with the purpose and intent of the zoning ordinance. The proposed conditional use will allow the applicant to erect an additional pole sign to advertise the owner's new automobile franchise. This would be consistent with the method of advertising utilized by the other automobile dealers in the area. No evidence has been found -4- Findings of Fact Zoning and Subdivision Hearing Board Petition 36-00 June 21, 2000 that the proposed land use will be located, designed, and operated in a manner that creates undue detrimental influence on the surrounding properties. STANDARD FOR A CONDITIONAL USE FOR A MASTER SIGNAGE PLAN The approval of a conditional use for a master signage plan is subject to the condition that the requested departures are mitigated by an equivalent and more restrictive application of other regulations of the ordinance. It is the opinion of the Zoning and Subdivision Hearing Board that the proposed mitigation is sufficient for the requested conditional use for a master signage plan. The applicant is proposing to add landscaping to the area around the signs and in other areas as required by the Community Development Group. • SUMMARY OF FINDINGS, UNRESOLVED ISSUES,AND ALTERNATIVES The Zoning and Subdivision Hearing Board has developed or identified the following findings, unresolved issues, and alternatives: A. Summary of Findings. en- 1. Location, Operation, and Design: The proposed land use is consistent with the purpose and intent of the zoning ordinance. The proposed additional signage will allow the owner to stay competitive with the other automobile dealers with respect to the advertising impact attributed to signs of this nature. No evidence has been found that the proposed laud use will be located,designed,and operated in a manner that creates undue detrimental influence on the surrounding properties. 2. Mitigation for an Amendment to a Previously Approved Condition Use for a Master Signage Plan: It is the opinion of the Community Development Group that the proposed mitigation is sufficient for the requested conditional use for a master signage plan. The owner had proposed additional landscaping for the property to enhance the overall appearance. B. Summary of Unresolved Issues. There are no unresolved issues. C. Summary of Alternatives. At the direction of the City Council, staff will review this portion of East Chicago Street to determine if amendments to the existing sign ordinance are mandated by special needs as -5- Findings of Fact Zoning and Subdivision Hearing Board Petition 36-00 June 21, 2000 determined by the types of businesses located in this area.. RECOMMENDATION AND DECISION The Zoning and Subdivision Hearing Board hereby approves the conditional use for a master signage plan requested in Petition 36-00. On a motion for approval of the requested conditional use for a master signage plan, subject to the following conditions,the vote was zero (6)yes and zero (0) no: 1. Substantial conformance with the Statement of Purpose and Conformance submitted by Scott McGrath, dated April 30,2000. 2. Substantial conformance with the Elevations and Site Plan by Sure Light Sign Company, dated April 30, 2000. 3. Installation of additional landscaping as approved by the Community Development Group. 4. Compliance with all other applicable codes and ordinances. Therefore,the motion to approve the requested conditional use for a master signage plan passed. Ralph'l ri, Chairman 7'j Zoning and Subdivision Hearing Board • IL „ • , , � , _` ` "Olin Rothenberger, Secret. , ;± Zoning and Subdivision Hearing board • -6-