G64-02 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.
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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.
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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.
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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.
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Ra ph Tiben, Chairman Pro Tern David Sundland, Secr-tary
Zoning and Subdivision Hearing Board Zoning and Subdivision Hearing Board
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