G42-00 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 :
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Dolonna Mecum, City Clerk
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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:
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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.
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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
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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.
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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.
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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
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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
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"Olin Rothenberger, Secret. , ;±
Zoning and Subdivision Hearing board
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