G59-02 Ordinance No. G59-02
AN ORDINANCE
GRANTING A CONDITIONAL USE FOR A MASTER SIGNAGE PLAN
(100 SYMPHONY WAY)
WHEREAS, written application has been made for a conditional
use for a master signage plan in the PCF Planned Community Facility
District at 100 Symphony Way; 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
elk hereof by reference as Exhibit A.
Section 2 . That a conditional use for a master signage plan
in the PCF Planned Community Facility District at 100 Symphony Way
and legally described as follows :
PARCEL 1 :
LOTS 1, 2 , 3 , 4 , 5, 6, 7, 8 , 9 AND 10 OF S . NEWTON
DEXTER' S ADDITION TO ELGIN, INCLUDING LOT 314 OF VACATED
COUNTY CLERK' S SUBDIVISION; ALL BEING A SUBDIVISION OF
THE EAST 1/2 OF THE NORTHEAST 1/4 OF SECTION 14 , TOWNSHIP
41 NORTH, RANGE 8 EAST OF THE THIRD PRINCIPAL MERIDIAN,
IN THE CITY OF ELGIN, KANE COUNTY, ILLINOIS (PROPERTY
COMMONLY KNOWN AS 160 DOUGLAS AVENUE) .
PARCEL 2 :
LOTS 48 , 49, 50 , 51, 63 , 64 , 65, 66 , 67 , 69, 71, 72 ,
74, 75, 76, 78, 79, 80 , 81, 82 , AND 83 OF P.J. KIMBALL
J.R. 'S ADDITION TO ELGIN; INCLUDING VACATED LOT 313 OF
COUNTY CLERK'S SUBDIVISION; INCLUDING THE BROOK STREET
RIGHT OF WAY LOCATED BETWEEN SYMPHONY WAY AND KIMBALL
STREET, AND INCLUDING THE WATER STREET RIGHT OF WAY
BETWEEN SOUTH GROVE AVENUE AND BROOK STREET; ALL BEING A
SUBDIVISION OF THE EAST 1/2 OF THE NORTHEAST 1/4 OF
Y
SECTION 14, TOWNSHIP 41 NORTH, RANGE 8 EAST OF THE THIRD
PRINCIPAL MERIDIAN, IN THE CITY OF ELGIN, KANE COUNTY,
ILLINOIS (PROPERTY COMMONLY KNOWN AS 100 SYMPHONY WAY)
be and is hereby granted subject to the following conditions :
1 . Substantial conformance to the signage plan,
dated August 16, 2002 .
2 . 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.
/
A it dA
E. Schock, Mayor
Presented: September 11, 2002
Passed: September 11, 2002
Omnibus Vote : Yeas : 6 Nays : 0
Recorded: September 12 , 2002
Published:
Attest :
idAlt.4.4?
Dolonna Mecum, City Clerk
r
) ice. it 5q-
)
ti
August 21, 2002
FINDINGS OF FACT
Zoning and Subdivision Hearing Board City of Elgin,Illinois
SUBJECT
Consideration of Petition 38-02 Requesting Conditional Use Approval for a Master Signage Plan in
the PCF Planned Community Facility District;Property Located at 100 Symphony Way by the City
of Elgin, as Applicant and Owner.
GENERAL INFORMATION
Requested Action: Conditional Use for a Master Signage Plan
Current Zoning: PCF Planned Community Facility District
Existing Use Recreation Center(Under Construction)
Property Location: 100 Symphony Way
Applicant and Owner: City of Elgin
Staff Coordinator: Todd Wyatt, Associate 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)
G. Draft Conditional Use Ordinance (see attached)
f
•
Findings of Fact Zoning and Subdivision Hearing Board
Petition 38-02 August 21, 2002
BACKGROUND
An application has been filed by the City of Elgin,requesting conditional use approval for a master
signage plan. The subject property is bounded by Symphony Way on the south, Kimball Street on
the north,Grove Avenue on the west,and Douglas Avenue on the east(see Exhibits A,B,C,D,and
E).
The City proposes to establish two freestanding signs on the site — a 205 square foot sign at the
southeast corner of Grove and Kimball, and a 53 square foot sign at the northwest corner of
Symphony and Douglas.The sign at Grove and Kimball will feature the Centre(recreation center),
the Sherman Hospital Wellness Center,and Hemmens Auditorium. It will also include a 45 square
foot electronic message board that will provide information of community interest. The sign at
Symphony and Douglas will feature the Centre only(see Exhibits F and G).
FINDINGS
After due notice,as required by law,the Zoning and Subdivision Hearing Board conducted a public
hearing in consideration of Petition 38-02 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 8, 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 zoned as follows for the years listed:
1927: E Commercial
F Commercial
G Industrial
1950: D Commercial
F Industrial
G Industrial
1960: D Commercial
F Industrial
G Industrial
1962: B3 Service Business District
B4 General Service District
- 2 -
Findings of Fact Zoning and Subdivision Hearing Board
,•. Petition 38-02 August 21, 2002
1992: B4 General Service District
Present: PCF Planned Community Facility District
A Map Amendment was approved in 2000 which changed the zoning from CC2 Center City
District and CF Community Facility District to PCF Planned Community Facility District to
allow for the construction of the public recreation center.
B. Surrounding Land Use and Zoning Findings. The subject property is located within the
Center City and is currently zoned PCF Planned Community Facility District.
The property to the north is zoned CC1 and is developed with commercial uses and open
space.
The property to the south is zoned CF Community Facility District and is developed with the
Civic Center.
The property to the west is zoned CF Community Facility District and is developed with the
Gail Borden Public Library.
The property to the east is zoned CC2 Center City District and is developed with a
commercial building.
C. Trend of Development Findings.The central portion of the City has developed with a mix
of business, residential, and institutional uses. The subject property is located within the
traditional downtown, which continues on its course of revitalization.
D. Zoning District Findings. The purpose of the PCF Planned Community Facility District is
to provide a planned environment for various types of community facilities, subject to the
provisions of chapter 19.60, Planned Developments. In general, community facilities
provide governmental,recreational,educational,health,social,religious,and transportation
services to the community on a for profit or a not for profit basis.
STANDARD FOR A CONDITIONAL USE FOR A MASTER SIGNAGE PLAN
Master Signage Plans may be established to provide an opportunity for a creative approach to
signage which may not conform to all of the provisions of other sections of the sign ordinance.
Findings. It is the opinion of the Zoning and Subdivision Hearing Board that the proposed master
signage plan represents a creative approach to signage for the subject property.
r
- 3 -
•
Findings of Fact Zoning and Subdivision Hearing Board
�.•. Petition 38-02 August 21, 2002
The Centre is located on an entire block which contains four street frontages.Under the current sign
ordinance, the property is entitled to one freestanding sign. Larger properties with multiple street
frontages may require more than one freestanding sign to adequately identify their property. When
the zoning ordinance was amended to allow one freestanding sign per zoning lot, it was
contemplated that larger properties would need to gain master signage plan approval,thus giving the
City Council greater control over the appearance of signs.
The signage as proposed is designed to complement the recreation center building. The signage is
attractive and is of a scale that is appropriate given the size of the property and of the recreation
center building.
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 mitigation has been
proposed which is sufficient for the requested-conditional use for a master signage plan.The subject
property qualifies for a total of 320 square feet of wall signage. The building will contain
approximately 85 square feet of wall signage,which represents only 26%of the total allowable wall
signage for the property. Also,the sign at the southeast corner of Kimball Street and Grove Avenue
will be used to identify two buildings in the Civic campus: the Centre as well as Hemmens
Auditorium.
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. Positive Attributes. The proposed monument signage is constructed of masonry materials
and can be considered an amenity to the subject property. The proposed signage will also
increase the visibility of the new Centre and Hemmens Auditorium.
2. General. At the time that the recreation center was first being designed, the proposed
monument signs were in conformance with the size and quantity standards of the sign
ordinance. However, due to changes in the zoning of the property and amendments to the
zoning ordinance,the signage now requires master concept plan approval.
- 4 -
Findings of Fact Zoning and Subdivision Hearing Board
Petition 38-02 August 21, 2002
3. Standard for a Conditional Use for a Master Signage Plan. The Centre is located on an
entire block which contains four street frontages. Under the current sign ordinance, the
property is entitled to one freestanding sign.Larger properties with multiple street frontages
may require more than one freestanding sign to adequately identify their property.When the
zoning ordinance was amended to allow one freestanding sign per zoning lot, it was
contemplated that larger properties would need to gain master signage plan approval,thus
giving the City Council greater control over the appearance of signs.
4. Mitigation Standard. It is the opinion of the Community Development Group that mitigation
has been proposed which is sufficient for the requested conditional use for a master signage
plan. The subject property qualifies for a total of 320 square feet of wall signage. The
building will contain approximately 85 square feet of wall signage, which represents only
26% of the total allowable wall signage for the property. Also, the sign at the southeast
corner of Kimball Street and Grove Avenue will be used to identify two buildings in the
Civic campus: the Centre as well as Hemmens Auditorium.
B. Summary of Unresolved Issues.
There are no unresolved issues.
C. Summary of Alternatives.
Other than approval,denial, or an approval with some combination of conditions, there are
no substantive alternatives.
RECOMMENDATION
The Zoning and Subdivision Hearing Board hereby recommends the approval of Petition 38-02. 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 to the signage plan, dated August 16, 2002.
2. Compliance with all other applicable codes and ordinances.
Therefore, the motion to recommend approval of Petition 30-02 passed.
41714 4E0
Ralph Tiberi, Chairman Pro Tem David Sundland, Secretary
Zoning and Subdivision Hearing Board Zoning and Subdivision Hearing Board
- 5 -