Loading...
HomeMy WebLinkAboutG64-02 Ordinance No. G64-02 AN ORDINANCE GRANTING A CONDITIONAL USE FOR A MASTER SIGNAGE PLAN (1500 EXECUTIVE DRIVE) WHEREAS, written application has been made for a conditional use for a master signage plan in the GI General Industrial District at 1500 Executive Drive; and WHEREAS, the Zoning and Subdivision Hearing Board conducted a public hearing after due notice by publication and has submitted its Findings of Fact and recommended approval ; and WHEREAS, the City Council of the City of Elgin concurs in the findings and recommendation of the Zoning and Subdivision Hearing Board. NOW, THEREFORE, BE IT ORDAINED BY THE CITY COUNCIL OF THE CITY OF ELGIN, ILLINOIS : Section 1 . That the City Council of the City of Elgin hereby adopts the Findings of Fact made by the Zoning and Subdivision Hearing Board, a copy of which is attached hereto and made a part Irk hereof by reference as Exhibit A. Section 2 . That a conditional use for a master signage plan in the GI General Industrial District at 1500 Executive Drive and legally described as follows : LOT 13 IN NORTH ELGIN INDUSTRIAL PLAZA, IN THE CITY OF ELGIN, KANE COUNTY, ILLINOIS (COMMONLY KNOWN AS 1500 EXECUTIVE DRIVE, ELGIN) . be and is hereby granted subject to the following conditions : 1 . Substantial conformance with the Statement of Purpose and Conformance submitted by Kurt Ireland, dated July 26, 2002 . 2 . Substantial conformance with the Signage Plan, submitted by Landmark Sign Group, dated June 6, 2002 . 3 . The proposed freestanding sign shall be designed so that it is a monument style sign. 4 . No additional freestanding or wall mounted eftsigns shall be installed on the property. 5 . Compliance with all other applicable codes and ordinances . Section 3 . That the conditional use granted herein shall expire if not established within one year from the date of passage of this ordinance . Section 4 . That this ordinance shall be in full force and effect immediately after its passage in the manner provided by law. E Schock, Mayor Presented: September 25, 2002 Passed: September 25, 2002 Omnibus Vote : Yeas : 6 Nays : 0 Recorded: September 26, 2002 Published: Attest : Dolonna Me , ity Clerk rft August 21, 2002 FINDINGS OF FACT Zoning and Subdivision Hearing Board City of Elgin,Illinois SUBJECT Consideration of Petition 34-02 Requesting Conditional Use Approval for a Master Signage Plan in the GI General Industrial District;Property Located at 1500 Executive Drive by IHC Construction Companies, L.L.C., as Applicant, and Rosedale, L.L.C., as Owner. BACKGROUND Requested Action: Conditional Use Approval Current Zoning: GI General Industrial District Existing Use: Contractor's Corporate Offices Property Location: 1500 Executive Drive Applicant: IHC Construction Companies, Inc. Owner: Rosedale, LLC Staff Coordinator: Jennifer Becker, Planner LIST OF EXHIBITS A. Location Map (see attached) B. Zoning Map (see attached) C. Parcel Map (see attached) D. Aerial Photo (see attached) E. Site Photos (see attached) F. Signage Plan (see attached) Exhibit A Findings of Fact Zoning and Subdivision Hearing Board Petition 34-02 August 21, 2002 G. Statement of Purpose and Conformance (see attached) H. Draft Conditional Use Ordinance (see attached) BACKGROUND An application has been filed by IHC Construction Companies,requesting conditional use approval for a master signage plan. The subject property is located at the northwest corner of Executive Drive and Tollgate Road. The applicant proposes to establish a 12'9" long, 3'4" tall (26.52 square feet) sign on an existing landscape wall. The applicant is also proposing to refurbish and reinstall an existing 18 square foot address sign which is on a different landscape wall, and to establish a 13 square foot freestanding sign on the site. Conditional use approval is necessary to allow a wall sign on a fence structure rin GENERAL FINDINGS After due notice,as required by law,the Zoning and Subdivision Hearing Board conducted a public hearing in consideration of Petition 3402 on August 21,2002. The applicant testified at the public hearing and presented documentary evidence in support of the application. The Community Development Group submitted a Conditional Use Review dated August 14, 2002. The Zoning and Subdivision Hearing Board has made the following findings concerning the standards for a conditional use for a planned development: A. Zoning History Findings. The subject property was annexed and zoned M-1 Limited Manufacturing District as part of the North Elgin Industrial Plaza in 1970. The property was reclassified to GI General Industrial District in 1992 as part of the comprehensive amendment to the zoning ordinance. B. Surrounding Land Use and Zoning Findings. The subject property is located within the Elgin Plaza Industrial Park. The properties surrounding the subject site are zoned GI General Industrial District and are developed with manufacturing,warehousing and industrial uses. C. Trend of Development Findings. The subject property is located in the center of an established industrial park. The introduction of unique signage identifying the subject site will not be out of character with the surrounding properties. -2- Findings of Fact Zoning and Subdivision Hearing Board tow Petition 34-02 August 21, 2002 D. Zoning District Findings. The purpose of the GI General Industrial District is to provide an alternate industrial environment for those industrial uses that do not require the location or environment of an ORI Office Research Industrial District. E. Site Characteristics Standard Findings.The subject property is suitable for the proposed conditional use with respect to the site characteristics standard. The subject property is a regularly shaped property containing 2.5 acres of land area. The subject property is improved with an 11,000 square foot,single story masonry office building and associated off-street parking lot. The building is surrounded by two masonry landscape walls which entirely encompass the building. The walls are constructed at staggered elevations creating a terraced effect viewed from the street. Elevations on site range from a low point of 839 feet located along the north property line,to a high point of 844 feet located at the southeast corner of the property. F. Sewer and Water Standard Findings. The subject property is suitable for the proposed planned development with respect to the sewer and water standard. ribk The subject property is served with municipal water,sanitary sewer,and storm water control facilities. G. Traffic and Parking Standard Findings. The subject property is suitable for the proposed planned development with respect to the traffic and parking standard. The subject property is located at the northwest corner of the intersection of Executive Drive and Tollgate Road which both function as local access roads within the Elgin Plaza Industrial Park. Off street parking is provided in conformance to ordinance standards. H. Location,Design,and Operation Standard 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 master signage plan will allow the applicant to install signs which would not be allowed without conditional use approval. The intent of the proposed signage plan is to utilize the existing landscape walls as a feature of the signage plan. No evidence has been found that the proposed sign will be located,designed,and operated in a manner that creates undue detrimental influence on the surrounding properties. -3- Findings of Fact Zoning and Subdivision Hearing Board Petition 34-02 August 21, 2002 MITIGATION STANDARD 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. Findings. 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 subject property qualifies for one 80 square foot monument sign and four 80 square feet wall signs totaling 320 square feet in surface area. In exchange for the granting of this petition,the owner has agreed to limit the allowable wall signage on site to the proposed 26.52 square foot wall sign mounted on the exterior brick fence, the existing 18 square foot wall sign currently located on the interior brick fence,and to the proposed 13 square foot monument style sign to be located near the entrance to the parking lot. The applicant is proposing to limit the total allowable signage to the three signs which contain a total of 18% (57 square feet) of the allowable surface area of all signs permitted on site. 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. 1. Location, Design, and Operation. No evidence has been found that the proposed land use will be located, designed, and operated in a manner that creates undue detrimental influence on the surrounding properties. The proposed master signage plan will allow the applicant to install signs which would not be allowed without conditional use approval. The intent of the proposed signage plan is to utilize the existing landscape walls as a feature of the signage plan. No evidence has been found that the proposed sign will be located,designed,and operated in a manner that creates undue detrimental influence on the surrounding properties. 2. Mitigation. 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 subject property qualifies for one 80 square foot monument sign and four 80 square foot wall signs. The owner has agreed to limit the allowable wall signage on site to the proposed 26.52 square foot wall sign mounted on the exterior brick fence, the existing 18 square foot wall sign currently located on the interior brick fence, and to the proposed 13 square foot monument style sign to be located near the entrance to the parking lot. The applicant is proposing to limit the total allowable signage to the three signs which contain a total of 18%(57 square feet)of the allowable surface area of all signs permitted on site. -4- Findings of Fact Zoning and Subdivision Hearing Board Petition 34-02 August 21, 2002 3. General. The proposed master signage plan represents a compromise between what is permitted by right within the sign ordinance, and the applicant's desire to provide alternative signs located on site. The proposed sign only represents a small fraction of the maximum allowable surface area of all signs that could be permitted on this site. B. Summary of Unresolved Issues. There are no unresolved issues. C. Summary of Alternatives. Other than an approval, a denial,or an approval with some combination of conditions,there are no substantive alternatives with respect to the requested conditional use for a master signage plan. RECOMMENDATION The Zoning and Subdivision Hearing Board hereby recommends the approval of Petition 34-02. On a motion to approve the requested variation,subject to the following conditions,the vote was five(5) yes and zero(0)no: 1. Substantial conformance with the Statement of Purpose and Conformance submitted by Kurt Ireland, dated July 26, 2002. 2. Substantial conformance with the Signage Plan, submitted by Landmark Sign Group, dated June 6, 2002. 3. The proposed freestanding sign shall be designed so that it is a monument style sign. 4. No additional freestanding or wall mounted signs shall be installed on the property. 5. Compliance with all other applicable codes and ordinances. Therefore, the motion to recommend approval of Petition 34-02 was adopted. / / Ra ph Tiben, Chairman Pro Tern David Sundland, Secr-tary Zoning and Subdivision Hearing Board Zoning and Subdivision Hearing Board -5-