G92-04 Ordinance No. G92-04
AN ORDINANCE
GRANTING A CONDITIONAL USE FOR A MASTER SIGNAGE PLAN
(1200 EAST CHICAGO STREET)
WHEREAS, written application has been made for a conditional use for a master signage
plan in the CI Commercial Industrial District at 1200 East Chicago Street; 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 CI Commercial Industrial
District at 1200 East Chicago Street and legally described as follows:
THAT PART OF SECTION 17, 18, AND 20 OF TOWNSHIP 41 NORTH RANGE 9
EAST OF THE THIRD PRINCIPAL MERIDIAN DESCRIBED AS FOLLOWS:
COMMENCING AT THE NORTHWEST CORNER OF SECTION 19 TOWNSHIP 41
NORTH RANGE 9 EAST OF THE THIRD PRINCIPAL MERIDIAN IN COOK
COUNTY ILLINOIS, THENCE SOUTH ON THE EAST LINE THEREOF 8.95
CHAINS, THENCE SOUTH 63 DEGREES WEST 24 CHAINS TO THE CORNER OF
WHAT WAS KNOWN AS BURRITT LAND, THENCE NORTH 3 1/2 DEGREES
EAST 19.26 CHAINS TO THE NORTH LINE OF SECTION 19, THENCE IN THE
SAME DIRECTION 68 CHAINS ON SECTION 18 AFORESAID TO THE HIGHWAY
LEADING TO ELGIN, THENCE FOLLOWING THE CENTER OF SAID HIGHWAY
SOUTH 733/4 DEGREES EAST 8.81 CHAINS FOR THE POINT OF BEGINNING,
THENCE NORTH 161/2 DEGREES EAST 4.46 CHAINS, THENCE SOUTH 73 3/4
DEGREES EAST 10.60 CHAINS TO THE EAST LINE OF SAID SECTION 18,
THENCE IN THE SAME DIRECTION ON SECTION 17 AFORESAID 5.10 CHAINS
TO L. HERRICKS WEST LINE, THENCE SOUTH 3'/2 DEGREES WEST 4.57
CHAINS TO THE CENTER OF HIGHWAY AFORESAID, THENCE ALONG SAID
HIGHWAY NORTHWESTERLY 16.486 CHAINS TO THE POINT OF BEGINNING,
IN THE CITY OF ELGIN, COOK COUNTY, ILLINOIS (PROPERTY COMMONLY
KNOWN AS 1200 EAST CHICAGO STREET).
be and is hereby granted subject to the following conditions:
1. Substantial conformance to the Sign Plan as shown on Exhibit F.
2. 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 chock, ayor
Presented: December 1, 2004
Passed: December 1, 2004
Vote: Yeas: 6 Nays: 0
Recorded: December 2, 2004
Published:
Attest:
Dolonna Mecum, City Clerk
October 20, 2004
FINDINGS OF FACT
Zoning and Subdivision Hearing Board City of Elgin, Illinois
SUBJECT
Consideration of Petition 76-04 Requesting Conditional Use Approval for a Master Signage Plan in
the CI Commercial Industrial District; Property Located at 1200 East Chicago Street, by Babcock
Advertising, as Applicant, and Elgin Toyota, as Owner.
GENERAL INFORMATION
Requested Action: Conditional Use for a Master Signage Plan
Current Zoning: CI Commercial Industrial District
Existing Use: Automobile Dealership
Property Location: 1200 East Chicago Street
Applicant: Babcock Advertising Company
Owner: Elgin Toyota
Staff Coordinator: John Rothenberger, Building Official
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. Master Signage Plan (see attached)
G. Draft Conditional Use Ordinance (see attached)
Exhibit A
Findings of Fact Zoning and Subdivision Hearing Board
Petition 76-04 October 20, 2004
BACKGROUND
An application has been filed by the Babcock Advertising,requesting conditional use approval for a
master signage plan. The subject property is located at 1200 East Chicago Street.
Elgin Toyota is a car dealership located on the eastern edge of Elgin. The applicant is proposing
these signage changes so they can conform to the new image requirements being promoted by their
parent company. In doing so, the applicant is requesting that additional signage be allowed on the
building to better identify the various departments located within the business. They are also
proposing to replace 3 lawful nonconforming pole signs with monumental style signage. Staff
believes that the proposed signage represents a creative approach to the use of signs.
All of the free standing signs are replacing existing, lawful, nonconforming signs with monument
style signs which are less nonconforming in regard to size and style. The additional 2 wall signs will
enhance the ability of the owner to provide customer service by providing directional to the various
departments within the dealership. The proposed sign changes will require approval of a master
signage plan (see exhibits A, B, C, D, E, and F).
FINDINGS
After due notice,as required by law,the Zoning and Subdivision Hearing Board conducted a public
hearing in consideration of Petition 76-04 on October 20,2004. The applicant testified at the public
hearing and presented documentary evidence in support of the application. Public testimony was
presented at the public hearing. Staff submitted a Conditional Use Review dated September 22,
2004.
A. Zoning History Findings. The subject property was zoned as follows for the years listed:
1927: Out
1950: Out
1960: Out
1961 Out
1962: Out
1992: B4 General Service District
Present: CI Commercial Industrial District
The subject property is currently in use as an automobile dealership. This is a permitted use
in the CI Commercial Industrial District.
B. Surrounding Land Use and Zoning Findings. The subject property is located within a
mixed use neighborhood. The subject property is located within a CI Commercial Industrial
District.
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Findings of Fact Zoning and Subdivision Hearing Board
" Petition 76-04 October 20, 2004
The subject property is bounded by a CI Commercial Industrial District to the east and is
developed with a self storage facility; a CF Community Facility District is located to the
south and is developed with a public high school, and a PRC Planned Residence
Conservation District to the north and west, developed townhouses.
C. Trend of Development Findings. The subject property is located toward the eastern end of
an area of Elgin developed primarily with a combination of automobile dealerships and
residential units. There is limited open space for future expansion in this area.
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
industrial uses have located together. The land uses provided for within the CI zoning
district are also provided for within other zoning districts, which in general are more in
keeping with the purpose and intent of this title,and the goals,objectives and policies of the
official comprehensive plan.
STANDARD FOR A CONDITIONAL USE FOR A MASTER SIGNAGE PLAN
rk A. Standards. The granting of a"Master Signage Plan" [SR] shall be contingent on the extent
to which affirmative findings are made with respect to each of the following standards:
1. Mitigation. No allowable departure from the requirements of this Chapter shall be
granted unless it has been found that the requested departures are mitigated through
an equivalent and more restrictive application of other regulations of this Title or
Chapter. The standards for conditional uses listed in Section 19.65.030 of this Title
need not be considered.
Findings. The applicant is also proposing an 18%reduction in the amount of surface
area for the proposed wall mounted signs. Two of these signs will be information in
nature and will not contain any advertising.
2. Site Characteristics. The suitability of the subject property for the master signage
plan with respect to its size, shape and any existing improvements.
Findings. The subject property is suitable for the requested master signage plan.
The property as a regularly shaped parcel of approximately 7 acres located in an area
significantly lower than the properties to the east, north and west. The proposed
signage will be significantly smaller than the existing signs on the site.
elk 3. Surrounding Land Use and Zoning. The suitability of the subject property for the
master signage plan with respect to consistency and compatibility with surrounding
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Findings of Fact Zoning and Subdivision Hearing Board
Petition 76-04 October 20, 2004
land use and zoning.
Findings. All of the surrounding properties have free standing signs. The other
automobile dealerships along this corridor have primarily free standing pole signs
which are lawful nonconforming. The applicant is proposing to provide monument
style signs which are significantly smaller than the Pole signs at the surrounding
dealerships. The pole sign square footages noted in the following chart are for the
face of the sign only.
Dealership Num Size of Signs Height of signs Type of signs
McGrath 3 1 - 225 sq. ft. 32 ft. tall Pole mounted
1 - 125 sq. ft. 26 ft. tall Pole mounted
1 - 96 sq. ft. 25 ft. tall Pole mounted
Springhill 1 1 - 195 sq. ft. 32 ft. tall Pole mounted
Lincoln/Mercury
Elgin Toyota 2 1 - 152 sq. ft. 19 ft. tall Monument
(Proposed) 1 - 90 sq. ft. 15 ft. tall Monument
Biggers 1 1 - 84 sq. ft. 26 ft. tall Pole mounted
Mitsubishi
Biggers 3 1 - 88 sq. ft. 21 ft. tall Pole mounted
Chevrolet/Isuzu 1 - 168 sq. ft. 27 ft. tall Pole mounted
1 - 100 sq. ft. 32 ft. tall Pole mounted
Hopkins Ford 2 1 - 130 sq. ft. 32 ft. tall Pole mounted
1 - 107 sq. ft. 22 ft. tall Pole mounted
4. Architectural Style. Each sign shall be designed to relate to the architectural style
of the main building or buildings upon the site,and to the extent not inconsistent with
such style, to existing improvements upon lots adjacent to the site; provided that
signs located on any isolated commercial site containing a gross floor area of less
than ten thousand square feet within one or more buildings and located within a
predominantly residential area shall be compatible with the residential character of
such area and consistent with other sign types permitted in residential districts.
Findings. All of the proposed signs will match the architectural style of the building
as this is the new corporate image mandated by their parent company. All of the
proposed sign changes are part of a Toyota Motors re-imaging initiative for all of the
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Findings of Fact Zoning and Subdivision Hearing Board
"'' Petition 76-04 October 20, 2004
dealerships worldwide.
5. Relationship to Building. Consistent with the architectural style,each sign shall be
designed to incorporate at least one of the predominantly visual horizontal and
vertical elements of the main building or buildings on the site, such as the type of
construction material,color,or other design details; and any sign on a building shall
have dimensions which are proportional to and visually balanced with the building
facade of the side of the building upon which such sign is located.
Findings. The proposed signs will be covered with the same color and type of
material of the building, and will be proportional to and visually balanced with the
building façade.
6. Relationship to Other Signs. Each sign shall be well related to all other signs on
the site by the incorporation of not less than four of the following seven elements:
a. Materials;
fir► b. Letter style of sign copy;
i
c. Color;
d. Illumination;
e. Method used for structural support or attachment;
f. Technical details of sign construction; and
g. Shape of entire sign and its several components.
Findings. All of the proposed signs, including the existing remaining signs, will
have material, letter style, color, illumination, method used for structural support,
technical details of sign construction, and shape of entire sign in common. This
meets all of the requirements of this section, only 4 of the 7 are necessary.
7. Sign Copy. The sign copy for a sign shall not exceed forty percent of the sign area.
Findings. The percentage of copy on the free standing signs is far less than the 40%
maximum mandated by this section. The proposed main sign has 26%copy coverage
and the proposed used car sign has 13% copy coverage.
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Findings of Fact Zoning and Subdivision Hearing Board
Petition 76-04 October 20, 2004
8. Signs Affixed to Buildings. The sign area for any sign affixed to a building shall not
exceed ten percent of the building facade upon which such sign is located,except that
an applicant for a"master signage plan"[SR]may,subject to the approval of the City
Council,designate one or more enterprises,which collectively occupy more than fifty
percent of the usable floor space within the main building upon the site, as a"main
tenant"or"main tenants"of the site. Each main tenant may have a sign with an area
not to exceed fifteen percent of the building facade of the building side upon which
such sign is located.
Findings. The front façade of the building measures 4,656 square feet. The total
area of the 4 proposed wall signs is 98 square feet. This standard would allow 465
square feet of wall signs at this location.
9. Sign Affixed to buildings Above Eave Line. Any sign located above a building
facade (eave line) shall be integral with the building and also an integral design
feature of the building.
Findings. The applicant is not proposing any signs located above the eave line of the
building.
10. Signs Affixed to Buildings Below Canopy. Any sign located beneath a canopy,
arcade,marquee or other similar building projection shall not contain more than three
square feet in sign area and shall be located on a building frontage proximate to an
entrance to the building in regular use by the general public.
Findings. The applicant is not proposing any signs below a canopy.
B. Allowable Departures. Allowable departures from the other sections of this Chapter,
which may be granted through a master signage plan may include the number of signs, the
location of signs, sign area, illumination and motion, or any other sign characteristic.
Allowable departures from the other sections of this Chapter which maybe granted through a
master signage plan shall not include being granted permission for a"sign"[SR]prohibited
by Section 19.50.050 of this Chapter, as amended, or permission for a type of sign not
allowed in the zoning district of the property upon which a sign is proposed to be erected,
placed or maintained.
Findings. All of the departures proposed by the applicant are permitted by this section. The
requested departures are for sign area and number of signs.
The applicant is requesting the following departures from the sign ordinance:
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Findings of Fact Zoning and Subdivision Hearing Board
Petition 76-04 October 20, 2004
1. Free Standing Signs. The sign ordinance allows a maximum of 1 free standing sign for
each principal building with a total allowable surface area of 80 square feet and a
maximum height of 10 linear feet. The site currently has 2 lawful nonconforming
freestanding pole signs which are 19 and 22 feet in height and have a total area of 589
square feet. The applicant is proposing 2 replacement monument style signs (a 100%
departure) which will be 15 feet and 19 feet high with areas of 90 and 152 square feet
respectively for a total of 242 square feet.
The sign ordinance allows for free standing,monument style information signs which do
not exceed 5 feet in height and 8 square feet in area. The applicant is proposing to
replace a 22 square foot, 5 foot tall lawful nonconforming pole type information sign
with a 20 square foot, 5 foot tall monument style entrance sign. The sign matches the
design of the other proposed signage as mandated by their corporate headquarters.
2. Wall Signs. The sign ordinance allows a maximum of 2 wall signs with a total allowable
surface area of 120 square feet. The ordinance prohibits painted wall signs. The
applicant is requesting a total of 4 signs(a 100%departure)with a total of approximately
98 square feet in surface area. Two of these signs, the proposed new ones,will be of an
informational nature directing customers to the service area and used car department.
The applicant is proposing a total of 4 wall signs(a 100%departure)with a total area of
98 square feet (an 18% reduction in the allowable amount). The applicant is also
proposing 2 freestanding signs(a 100%departure),with a total area of 242 square feet(a
300%departure). The third departure is a freestanding informational sign with an area of
20 square feet(a 250% departure).
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. Conditional Use for a Master Signage Plan. Elgin Toyota is a car dealership located
on the eastern edge of Elgin. The applicant is proposing these signage changes so
they can conform to the new image requirements being promoted by their parent
company. In doing so,the applicant is requesting that additional signage be allowed
on the building to better identify the various departments located within the business.
They are also proposing to replace 3 lawful nonconforming pole signs with
monumental style signage. Staff believes that the proposed signage represents a
creative approach to the use of signs.
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Findings of Fact Zoning and Subdivision Hearing Board
Petition 76-04 October 20, 2004
2. Mitigation. The applicant is proposing to provide monument style signs which are
significantly smaller than the pole signs at the surrounding dealerships and their own
existing lawful nonconforming pole signs. The applicant is also proposing an 18%
reduction in the allowable amount of wall signage which includes their 2 wall
mounted informational signs.
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.
RECOMMENDATION
rik The Zoning and Subdivision Hearing Board recommends the approval of Petition 76-04. On a
motion to recommend approval of the conditional use, subject to the following conditions,the vote
was five (5) yes and zero (0)no:
1. Substantial conformance with the master signage plan, as shown on exhibit F.
2. Compliance with all applicable codes and ordinances.
Therefore, the motion to recommend approval of Petition 76-04 was adopted.
Respectfully submitted:
kpbert Langlois, C ai an /
Zoning and Subdivision Hea ng Board
1 fit . a
n-u en Pruss, Secretary
Zoning and Subdivision Hearing Board
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