G44-04 e
Ordinance No. G44-04
AN ORDINANCE
GRANTING A CONDITIONAL USE FOR A MASTER SIGNAGE PLAN
(45 Symphony Way)
WHEREAS, written application has been made for a conditional use for a master signage
plan in the CF Community Facility District at 45 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 hereof by reference as Exhibit A.
r Section 2. That a conditional use for a master signage plan in the CF Community Facility
District at 45 Symphony Way and legally described as follows:
ALL OF THE FOX RIVER MANUFACTURING COMPANY'S
ADDITION TO ELGIN, BEING A SUBDIVISION OF THE EAST A 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, INCLUDING THE ADJOINING VACATED RIGHTS
OF WAY OF DEXTER AVENUE AND GROVE AVENUE, EXCEPTING
THEREFROM THE FOLLOWING: THE NORTHERLY 490 FEET AND THE
SOUTHERLY 170 FEET (PROPERTY COMMONLY KNOWN AS
45 SYMPHONY WAY).
be and is hereby granted subject to the following conditions:
1. Substantial conformance to the Signage Plan, dated March 31, 2004.
2. The size of the banners should not exceed 13' x 37'. Up to six banners may be
placed on each building face, for a total of 24 banners.
3. The banners shall be subject to review and approval by the City Manager's
Office.
4. Conformance with all 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.
Ed Schock, Mayor
Presented: April 28, 2004
Passed: April 28, 2004
Omnibus Vote: Yeas: 6 Nays: 0
Recorded: April 29, 2004
Published:
Attest:
9r4511`-^^42, /14 . -4w--
Dolonna Mecum, City Clerk
r
April 7, 2004
FINDINGS OF FACT
Zoning and Subdivision Hearing Board City of Elgin,Illinois
SUBJECT
Consideration of Petition 21-04 Requesting Conditional Use Approval for a Master Signage Plan in
the CF Community Facility District; Property Located at 45 Symphony Way,by the City of Elgin
and the Elgin Symphony Orchestra, as Applicants, and the City of Elgin, as Owner.
GENERAL INFORMATION
Requested Action: Conditional Use for a Master Signage Plan
Current Zoning: CF Community Facility District
Existing Use: Auditorium
Property Location: 45 Symphony Way
Applicants: City of Elgin
Elgin Symphony Orchestra
Owner: City of Elgin
Staff Coordinator: Lauren Pruss, Senior 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. Sign Plan (see attached)
H. Draft Conditional Use Ordinance (see attached)
Exhibit A
Findings of Fact Zoning and Subdivision Hearing Board
Petition 21-04 April 7, 2004
BACKGROUND
An application has been filed by the City of Elgin and the Elgin Symphony Orchestra requesting a
conditional use for a master signage plan.The subject property is located at 45 Symphony Way(see
exhibits A,B, C, D, and E).
The City of Elgin and the Elgin Symphony Orchestra are requesting approval to permanently place
durable fabric banners on the building. The banners would measure up to 13' x 37', and up to six
banners could be placed on each building face,for a total of 24 banners. The Sign Ordinance permits
a maximum of two banners per year for a total of 60 days. Additionally, the size of the banner is
limited to 32 square feet in surface area. Accordingly, the applicants are requesting approval of a
master signage plan. The purpose of the banners is to provide an additional method of advertising
for special events with an upscale look (see exhibits F, G, and H).
GENERAL FINDINGS
After due notice, as required by law,the Zoning and Subdivision Hearing Board conducted public
hearings in consideration of Petition 21-04 on April 7, 2004. 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 March 30, 2004.
The Zoning and Subdivision Hearing Board has made the following findings:
A. Zoning History Findings. The subject property was zoned as follows for the years listed:
1927: G Industrial
1950: G Industrial
1960: G Industrial
1962: M-1 Limited Manufacturing
1992: ACR Administrative, Cultural, and Recreation District
Present: CF Community Facility District
B. Surrounding Land Use and Zoning Findings. The subject property is located within the
Center City and is zoned CF Community Facility District.
The areas located to the north,east,and south are zoned CF Community Facility District,and
are developed with the vacant Gail Borden Library, City Hall, and the US Post Office,
respectively.
The Fox River is located west of the subject property.
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Findings of Fact Zoning and Subdivision Hearing Board
Petition 21-04 April 7,2004
C. Trend of Development Findings. The subject property is located within the Civic Center
District of the center city. This area is developed with a variety of civic uses.
D. Zoning District Findings.The purpose of the CF Community Facility District is to provide
for the development and protection of various community facilities with both standard and
planned land use and site design regulations. In general, community facilties 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. Staff has found that the proposed master signage plan meets the standards for a
conditional use for a master signage plan.
r The purpose of the proposed master signage plan is to provide an additional method of advertising
for special events to take place at the Hemmens Auditorium. The proposal is creative and unique in
that the banners will be specifically designed for each special event and will present an upscale
image utilizing durable fabric material.
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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.The Zoning and Subdivision Hearing Board has found that mitigation has been proposed
which is sufficient for the requested conditional use for a master signage plan.
The applicants have agreed to restrict the material of the proposed banners to a durable fabric,rather
than the basic non-durable plastic material currently allowed by the zoning ordinance.
SUMMARY OF FINDINGS, UNRESOLVED ISSUES,AND ALTERNATIVES
The Zoning and Subdivision Hearing Board has developed or identified the following findings,
runresolved issues, and alternatives:
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Findings of Fact Zoning and Subdivision Hearing Board
r"` Petition 21-04 April 7, 2004
A. Summary of Findings.
Conditional Use for a Master Signage Plan. The proposed banners represent a creative
approach to advertising for special events at the Hemmens Auditorium. The proposed
banners are intended to provide an upscale appearance on a durable fabric material.
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 21-04. On
a motion to recommend approval of Petition 21-04,subject to the following conditions,the vote was
seven (7)yes and zero (0)no:
1. Substantial conformance to the Signage Plan, dated March 31, 2004.
2. The size of the banners should not exceed 13' x 37'. Up to six banners maybe placed on
each building face, for a total of 24 banners.
3. The banners shall be subject to review and approval by the City Manager's Office.
4. Conformance with all applicable codes and ordinances.
Therefore,the motion to recommend approval of Petition 21-04 was adopted.
Robert Langlois, Chairman Lauren Pruss, Secretary
Zoning and Subdivision Hearing Board Zoning and Subdivision Hearing Board
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