G58-06 •
Ordinance No. G58-06
AN ORDINANCE
GRANTING CONDITIONAL USE APPROVAL TO PERMIT
A PROGRAM FOR GRAPHICS
(1707 North Randall Road)
WHEREAS, written application has been made for conditional use approval to permit a
program for graphics in the PORI Planned Office Research Industrial District at 1707 North Randall
Road; 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,
dated June 7, 2006, 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 conditional use approval to permit a program for graphics in the PORI
Planned Office Research Industrial District at 1707 North Randall Road and legally described as
follows:
Parcel One:
Lot 1 of Teeple's Subdivision, being a subdivision of part of the northwest quarter
of section 32, township 42 north, range 8 east of the third principal meridian,
according to the plat thereof recorded July 14, 1972 as document no. 1232690, in
the in the township of Dundee, Kane County, Illinois.
Parcel Two:
That part of the northwest quarter of section 32, township 42 north, range 8 east
of the third principal meridian, described as follows: commencing at the
southwest corner of said northwest quarter, thence north 01°52'53" east, along the
west line of said northwest quarter, a distance of 888.16 feet to the northwest
corner, as monumented, of Teeple's Subdivision, being a subdivision of part of the
northwest quarter of section 32, township and range aforesaid, for the point of
beginning; thence south 88°15'29" east, along the north line, as monumented, and
the easterly extension of said north line of Teeple's Subdivision, a distance of
467.60 feet; thence north 01°52'53" east, parallel with the said west line of the
eft. northwest quarter, a distance of 466.69 feet; thence north 88°15'29" west, parallel
with the said north line, as monumented, of said Teeple's Subdivision, a distance
of 467.60 feet to the aforesaid west line of the northwest quarter; thence south
01°52'53" west, along said west line, a distance of 466.69 feet to the point of
beginning, being situated in Dundee township, Kane County, Illinois, less and
except that part conveyed by deed recorded July 20, 1989 as document 1985603
to the Illinois State Toll Highway authority described as follows: commencing at
the southwest corner of said northwest quarter of section 32, thence northerly
along the west line of said northwest quarter of section 32, a distance of 536.65
feet per plat dated June 20, 1988 (distance recorded on plat number 1232690
dated June 15, 1972, being 533.50 feet) to a point; thence continuing northerly
along said west line of the northwest quarter of section 32, a distance of 351.51
feet per plat dated June 20, 1988 (distance recorded on plat number 1232690
dated June 15, 1972, being 351.00 feet) to a point of beginning; thence northerly
along the last described line extended, a distance of 466.69 feet to a point; thence
easterly along a line forming an angle of 89°51'38" to the right of the last
described line extended, a distance of 333.54 feet to a point; thence southwesterly
along a line forming an angle of 168°06'48" to the right of the last described line
extended, a distance of 249.10 feet to a point; thence continuing southwesterly
along a line forming an angle of 23°25'33" to the left of the last described line
extended, a distance of 48.10 feet to a point; thence southerly along a line forming
an angle of 54°32'52" to the left of the last described line extended, a distance of
387.58 feet to a point; thence westerly along a line forming an angle of 89°51'37"
to the right of the last described line extended, a distance of 50.72 feet to the point
F of beginning; excepting thereof, the right of way of the existing public road.
Parcel Three:
The south 300 feet of the east 475 feet of the northwest quarter of section 32,
township 42 north, range 8 east of the third principal meridian, (except that part
dedicated to the City of Elgin by plat recorded November 27, 1989 as document
2010689) in the township of Dundee, Kane County, Illinois.
Parcel Four:
The northwest quarter of section 32, township 42 north, range 8 east of third
principal meridian, (excepting therefrom: the north half of the northwest quarter
of said northwest quarter, and except the south 300.00 feet of the east 475.00 feet
of said northwest quarter, and except Teeple's Subdivision and a five acre parcel,
described as follows: commencing at the southwest corner of said northwest
quarter; thence north 01°52'53" east, along the west line of said northwest quarter,
a distance of 536.65 feet to the south line, as monumented, of said Teeple's
Subdivision for the point of beginning; thence south 88°10'19" east, along said
south line, a distance of 237.29 feet to the southeast corner, as monumented of
said Teeple's Subdivision; thence north 01°46'35" east, along the east line, as
monumented, of said Teeple's Subdivision, a distance of 351.86 feet to the
northeast corner, as monumented, of said Teeple's Subdivision; thence south
88°15'29" east, along the easterly extension of the northerly line, as monumented,
of said Teeple's Subdivision, a distance of 230.95 feet; thence north 01°52'53"
east, parallel with the said west line of the northwest quarter, a distance of 466.69
feet; thence north 88°15'29" west, parallel with the north line, as monumented, of
said Teeple's Subdivision, a distance of 467.60 feet to the said west line of the
northwest quarter; thence south 01°52'53" west, along said west line, a distance of
818.20 feet to the point of beginning, and except that part lying northerly and
northeasterly of the southwesterly line of the illinois state toll highway
commission parcel number n-4d-57, described as follows: commencing at the
southeast corner of said northwest quarter; thence north 01°51'04" east, along the
east line of said northwest quarter, a distance of 616.24 feet for the point of
beginning and being on the southwesterly line, as monumented, of said parcel
number n-4d-57; thence continuing along the last described course, a distance of
346.02 feet to the northeasterly line, as monumented, of said parcel number n-4d-
57; thence north 58°15'38" west, along said northeasterly line, a distance of
2052.26 feet to the south line of the north half of the northwest quarter of said
northwest quarter; thence north 88°13'58" west, along said south line, a distance
of 600.50 feet to the southwesterly line as monumented, of said parcel number n-
4d-57; thence south 58°15'38" east, along said southwesterly line, a distance of
2744.88 feet to the point of beginning, and also except the Illinois Toll Highway
Commission parcel number n-4d-57.2, described as follows: commencing at the
northwest corner of said northwest quarter; thence south 01°52'53" west, along
the west line of said northwest quarter, a distance of 663.64 feet to the southwest
corner of the north half of the northwest quarter of said northwest quarter,
hereinafter referred to as point c; thence continuing along the last described
course, a distance of 707.96 feet; thence south 88°01'51" east, perpendicular to
the center line of Randall Road, as per dedication of the right of way for public
road purposes, document number 576570, filed in the recorder's office of Kane
County, Illinois on march 21, 1947, a distance of 30.19 feet to the east right of
way line of said Randall Road for the point of beginning; thence north 06°44'20"
east, a distance of 710.74 feet to a point on the south line of the north half of the
northwest quarter of said northwest quarter, that is 90.37 feet, as measured along
said south line, east of aforesaid point c; thence north 88°13'58" west, along said
south line, a distance of 59.10 feet to the said east right of way line of Randall
Road; thence south 01°58'09" west, along said right of way line, a distance of
708.07 feet to the point of beginning), (also excepting therefrom that part of the
land conveyed to Illinois State Toll Highway authority by deed recorded
September 29, 1988 as document 1934642) (and also except that part dedicated to
City of Elgin by plat recorded November 27, 1989 as document 2010689) in
Dundee township, Kane County, Illinois.
Parcel Five:
The north 468.03 feet, as measured along the east and west lines of the southwest
quarter of section 32, township 42 north, range 8 east of the third principal
meridian, (except that part conveyed by deed recorded July 12, 1990 as document
90k36232 to county of Kane) (and also except that part dedicated to City of Elgin
by plat recorded November 27, 1989 as document number 2010689) (and also
except that part conveyed by deed recorded April 5, 1995 as document
95k018390 to county of Kane) in the City of Elgin, Kane County, Illinois
(Property Commonly Known as 1707 North Randall Road).
be and is hereby granted subject to the following conditions:
1. Substantial conformance with the Statement of Purpose and Conformance,
prepared by Jeffrey Sanfilippo, dated May 15, 2006.
2. Substantial conformance to the graphic plan, prepared by White Way Sign
Company, last dated revised March 14, 2006.
3. Substantial conformance to the graphic landscape plans for freestanding graphics,
prepared by Brickman, dated May 8, 2006.
4. Other than directional graphics, no additional wall graphics or freestanding
graphics shall be permitted at the subject property.
5. Compliance with all other 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: July 12, 2006
Passed: July 12, 2006
Omnibus Vote: Yeas: 7 Nays: 0
Recorded: July 13, 2006
Published:
Attest:
Dolonna Mecum, City Clerk
•
June 7, 2006
FINDINGS OF FACT
Zoning and Subdivision Hearing Board City.of Elgin,Illinois
SUBJECT
Consideration of Petition 39-06 Requesting Conditional Use Approval to Permit a Program for
Graphics,Allowing the Establishment of Graphics which Exceed the Requirements of the Graphic
Ordinance in the PORI Planned Office Research Industrial District;Property.Located at 1707 North
Randall Road,by White Way Sign Company,as Applicant,and John B Sanfilippo&Son,as Owner.
GENERAL INFORMATION
Requested Action: Conditional Use Approval
Current Zoning: PORI Planned Office Research Industrial District-
ARC Arterial Road Corridor Overlay District
rExisting Use: Manufacturing,Warehousing, and Office
Proposed Use: Program for Graphics
Property Location: 1707 North Randall Road
Applicant: White Way Sign Company
Owner: John B. Sanfilippo &Son
Staff Coordinator: Lydia Treganza, 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. Environmental Map (see attached)
Findings of Fact Zoning and Subdivision Hearing Board
Petition 39-06 June 7, 2006
F. Site Photos (see attached)
G. Statement of Purpose and Conformance (see attached)
H. Graphic Plan and Graphic Landscape Plans (see attached)
I. Conditional Use Ordinance (see attached)
J. Standards for Program for Graphics (see attached)
BACKGROUND
An application has been filed by White Way Sign Company,requesting conditional use approval to
permit a program for graphics. The subject property is located at 1707 North Randall Road (see
exhibits A,B, C, D, E, and F).
The applicant is proposing to remove existing graphics from the site and to replace these graphics
(." with two new freestanding monument style graphics and five new flushmounted wall graphics.
The proposed freestanding graphics include one 234 square foot graphic that will be placed adjacent
to Randall Road and one 114 square foot graphic that will be placed adjacent to Fox Lane. The
graphic ordinance permits one 80 square foot graphic to be placed adjacent to Randall Road and one
40 square foot graphic to be placed adjacent to Fox Lane.
The proposed wall graphics include one 535 square foot graphic to be placed on each building
elevation of the manufacturing/warehouse building and one 106 square foot graphic to be placed on
the east building elevation of the office building. All proposed graphics,except for the wall graphic
being placed on the east elevation of the office building,exceed maximum surface area requirements
of the graphic ordinance. The proposed graphic changes will require approval of a Program for
Graphics(see exhibits G,H, I and J).
GENERAL FINDINGS
After due notice, as required by law, the Zoning and Subdivision Hearing Board held a public
hearing in consideration of Petition 39-06 on June 7, 2006. The applicant testified at the public
hearing and presented documentary evidence in support of the application. No objectors spoke at the
public hearing. The Community Development Group submitted a Conditional Use Review,dated
May 19,2006.
2
June 7, 2006
FINDINGS OF FACT
Zoning and Subdivision Hearing Board City of Elgin,Illinois
SUBJECT
Consideration of Petition 39-06 Requesting Conditional Use Approval to Permit a Program for
Graphics,Allowing the Establishment of Graphics which Exceed the Requirements of the Graphic
Ordinance in the PORI Planned Office Research Industrial District;Property Located at 1707 North
Randall Road,by White Way Sign Company,as Applicant,and John B Sanfilippo&Son,as Owner.
GENERAL INFORMATION
Requested Action: Conditional Use Approval
Current Zoning: PORI Planned Office Research Industrial District
ARC Arterial Road Corridor Overlay District
Existing Use: Manufacturing, Warehousing, and Office
Proposed Use: Program for Graphics
Property Location: 1707 North Randall Road
Applicant: White Way Sign Company
Owner: John B. Sanfilippo & Son
Staff Coordinator: Lydia Treganza,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. Environmental Map (see attached)
•
Findings of Fact Zoning and Subdivision Hearing Board
Petition 39-06 June 7, 2006
•
The Zoning and Subdivision Hearing Board has made the following general findings.
A. Zoning History Standard. The suitability of the subject property for the intended
conditional use for a program for graphics with respect to the length of time the property has
remained undeveloped or unused in its current zoning district.
Findings. The subject property is suitable for the intended conditional use for a program for
graphics with respect to the length of time the property has remained undeveloped or unused
in its current zoning district.
The subject property was zoned as follows for the years listed:
1927: Out
1950: Out
1960: Out
1962: Out
1992: M2 General Manufacturing District
Present: PORI Office Research Industrial District
ARC Arterial Road Corridor District •
The property was annexed into the City in 1988 for the purposes of constructing an industrial
park. The property was zoned M2 General Manufacturing District. It was reclassified to
ORI Office Research Industrial District in 1992 as a part of the most recent comprehensive
amendment to the zoning ordinance and zoning map. In 2005,the property was reclassified
PORI Planned Office Research Industrial District to increase the permitted uses.
B. Trend of Development. The suitability of the subject property for the intended conditional
use for a program for graphics with respect to its consistency with an existing pattern of
development or an identifiable trend of development in the area.
Findings:The subject property is suitable for the intended conditional use for a program for
graphics with respect to the trend of development standard.
•
The subject property is located within the North Randall Road corridor Man area which has
primarily developed with office and industrial uses.
C. Zoning District Standard. The suitability of the subject property for the intended
conditional use for a program for graphics with respect to the length of time the property has
remained undeveloped or unused in its current zoning district.
Findings. The subject property is suitable for the intended conditional use for a program for
graphics with respect to the length of time the property has remained undeveloped or unused
•
3
Findings of Fact Zoning and Subdivision Hearing Board
e'' Petition 39-06 June 7, 2006
in its current zoning district.
The purpose of the PORI Planned Office Research Industrial District is to provide a planned
industrial environment that fosters a sense of place and destination within a coordinated
campus or park setting through the applicable site design regulations, subject to the
provisions of Chapter 19.60,Planned Developments. A PORI zoning district is most similar
to,but departs from the standard requirements of the ORI zoning district.
STANDARDS FOR A CONDITIONAL USE FOR A PROGRAM FOR GRAPHICS
A program for graphics may be established to provide an opportunity for unique signage that may
not conform to all of the provisions of other sections of the graphic ordinance.
Findings. The Zoning and Subdivision Hearing Board has found that the proposed program for
graphics meets the standards for a conditional use for a program for graphics.
1. Departure From Requirements Standard. No allowable departure from the requirements
of the graphic ordinance shall be granted unless it has been found that the requested
departures are mitigated through an equivalent and more restrictive application of other
regulations.
Findings. The Zoning and Subdivision Hearing Board has found that mitigation has been
proposed which is sufficient for the requested conditional use for a program for graphics.
The applicant is requesting graphics that exceed the maximum surface area allowed in the
PORI District. The proposed surface area of the graphics and the maximum surface area
allowed for them by ordinance are indicated in the following chart:
Type of Graphic Number Proposed Allowed
Graphic Location of Surface Surface Departure
Graphics Area of Area of
Graphics Graphics
Freestanding Adjacent to 1 233.75 S.F. 80 S.F. 292%
Monument Randall Road
Style Graphic
Freestanding Adjacent to 1 114.375 S.F. 40 S.F. 286%
Monument Fox Lane
Style Graphic
4
Findings of Fact Zoning and Subdivision Hearing Board
Petition 39-06 June 7, 2006
•
The Zoning and Subdivision Hearing Board has made the following general findings.
A. Zoning History Standard. The suitability of the subject property for the intended
conditional use for a program for graphics with respect to the length of time the property has
remained undeveloped or unused in its current zoning district.
Findings. The subject property is suitable for the intended conditional use for a program for
graphics with respect to the length of time the property has remained undeveloped or unused
in its current zoning district.
The subject property was zoned as follows for the years listed:
1927: Out
1950: Out
1960: Out
1962: Out
1992: M2 General Manufacturing District
Present: PORI Office Research Industrial District
ARC Arterial Road Corridor District
al)
The property was annexed into the City in 1988 for the purposes of constructing an industrial
p P rtY t3' p�P g
park. The property was zoned M2 General Manufacturing District. It was reclassified to
ORI Office Research Industrial District in 1992 as a part of the most recent comprehensive
amendment to the zoning ordinance and zoning map. In 2005,the property was reclassified
PORI Planned Office Research Industrial District to increase the permitted uses.
B. Trend of Development. The suitability of the subject property for the intended conditional
use for a program for graphics with respect to its consistency with an existing pattern of
development or an identifiable trend of development in the area.
Findings:The subject property is suitable for the intended conditional use for a program for
graphics with respect to the trend of development standard.
The subject property is located within the North Randall Road corridor in an area which has
primarily developed with office and industrial uses.
C. Zoning District Standard. The suitability of the subject property for the intended
conditional use for a program for graphics with respect to the length of time the property has
remained undeveloped or unused in its current zoning district.
Findings. The subject.property is suitable for the intended conditional use for a program for
graphics with respect to the length of time the property has remained undeveloped or unused
3
Findings of Fact Zoning and Subdivision Hearing Board
Petition 39-06 June 7,2006
Total Surface 348.125 S.F. 120 S.F.
• Area of
Freestanding
Graphics
Flushmounted Manufacturing/ 1 (North) 535.24 S.F. 480 S.F 112%
Wall Graphics 1 (South) 535.24 S.F. 80 S.F. 669%
Warehouse
Building 1 (East) 535.24 S.F. 480 S.F. 112%
1 (West) 535.24 S.F. 480 S.F. 112%
Flushmounted Office -(North) - 120 S.F.
Wall Graphics Building - (South) - 80 S.F.
1 (East) 105.84 S.F. 240 S.F. 44%
-(West) - 480 S.F.
Total Surface 2,246.78 S.F. 2,440 S.F.
Area of
Flushmounted
Wall Graphics
The freestanding graphic adjacent to Randall Road will include eight tenant panels as this
graphic will also serve as the tenant identification graphic for the manufacturing/office
campus located on the subject property. The freestanding graphic adjacent to Fox Lane will
serve at an entrance to the campus that is used primarily by delivery traffic.
The owners propose to mitigate this request by agreeing to a condition that no additional
signage will be erected at the subject property except for directional signage. They are
permitted an additional 193 square feet of wall graphics.
2. Site Characteristics Standard. The suitability of the subject property for the program for.
graphics with respect to its size, shape and any existing improvements.
Findings. The subject property is suitable for the intended conditional use for a program for
graphics with respect to its size,shape and any existing improvements.
The property is a planned industrial environment containing approximately 95 acres of land
The property is improved with a manufacturing/warehouse building, a four story office
building,and related off-street parking. The campus will contain multiple tenants who will
share a coordinated setting and a common entranceway.
fliwk 3. Surrounding Land Use and Zoning Standard. The suitability of the subject property for
the program for graphics with respect to consistency and compatibility with surrounding land.
5
Findings of Fact Zoning and Subdivision Rearing Board
(11' Petition 39-06 June 7,2006
graphics,will match the blue color in the channel letter graphics that will be mounted to both
principal buildings.
6. Relationship to Other Graphics Standard. Each graphic shall be well related to all other
graphics on the site by the incorporation of not less than four of the following seven
elements:
a. Materials;
b. Letter style of graphic copy;
c. Color;
•
d. Illumination;
e. Method used for structural support or attachment;
f. Technical details of graphic construction; and
rik g. Shape of entire graphic and its several components.
Findings. The subject property is suitable for the intended conditional use for a program for
graphics with respect to the relationship of graphics to other graphics.
All of the proposed graphics will have material,letter style,color,illumination,method used
for structural support,technical details of graphic construction,and shape of entire graphics
in common. The graphics meets all of the requirements of this section.
7. Graphic Copy Standard. The graphic copy for a graphic shall not exceed forty percent of
the sign area.
Findings. The subject property is suitable for the intended conditional use for a program for
graphics with respect to graphic copy.
The percentage of copy on the free standing graphics is less than the 40% maximum
mandated by ordinance. The freestanding graphic adjacent to Randall Road has an
approximate 32%copy coverage and the freestanding graphic adjacent to Fox Lane has an
approximate 26%copy coverage.
rik 8. Graphics Affixed to Buildings Standard. The area for any graphic affixed to a building
shall not exceed ten percent of the building facade upon which such sign is located,except
•
7
•
Findings of Fact Zoning and Subdivision Hearing Board
Petition 39-06 June 7, 2006
use and zoning.
Findings. The subject property is suitable for the intended conditional use for a program for
graphics with respect to consistency and compatibility with surrounding land use and
zoning.
The areas located to the north of the subject property are zoned PORI Planned Office
Industrial District. The areas to the west and south are zoned PORI Planned Office Research
Industrial and ORI Office Research Industrial Districts. The area to the east is zoned GI
General Industrial. All of the areas surrounding the subject property are either improved with
or in the process of developing with commercial industrial buildings.
4. Architectural Style Standard. Each graphic 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. The subject property is suitable for the intended conditional use for a program for
graphics with respect to graphics relating to the architectural style of the buildings upon site.
All of the proposed graphics are designed to relate to the architectural style of the buildings
upon the site.
5. Relationship to Buildings Standard. Consistent with the architectural style,each graphic
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 subject property is suitable for the intended conditional use for a program for
graphics with respect to the relationship of the graphics to the buildings on site.
The building façades are concrete construction with a textured finish and which include
reflective smooth glass windows. The monument displays will have a textured finish with an
identification section that will either be textured to match the buildings or smooth to match
the window surfaces. The building color is limestone grey and the monument graphics will
be painted simulated limestone grey to approximately match the buildings. The corporate
standard blue color, also the background color in the main identification section on the
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Findings of Fact Zoning and Subdivision Hearing Board
Petition 39-06 June 7, 2006
Total Surface 348.125 S.F. 120 S.F.
Area of
Freestanding
Graphics
Flushmounted Manufacturing/ 1 (North) 535.24 S.F. 480 S.F 112%
Wall Graphics 1 (South) 535.24 S.F. 80 S.F. 669%
Warehouse
Building 1 (East) 535.24 S.F. 480 S.F. 112%
1 (West) 535.24 S.F. 480 S.F. 112%
Flushmounted Office - (North) - 120 S.F.
Wall Graphics Building -(South) - 80 S.F.
1 (East) 105.84 S.F. 240 S.F. 44%
- (West) - 480 S.F.
Total Surface 2,246.78 S.F. 2,440 S.F.
Area of
Flushmounted
Wall Graphics
The freestanding graphic adjacent to Randall Road will include eight tenant panels as this
graphic will also serve as the tenant identification graphic for the manufacturing/office
campus located on the subject property. The freestanding graphic adjacent to Fox Lane will
serve at an entrance to the campus that is used primarily by delivery traffic.
The owners propose to mitigate this request by agreeing to a condition that no additional
signage will be erected at the subject property except for directional signage. They are
permitted an additional 193 square feet of wall graphics.
2. Site Characteristics Standard. The suitability of the subject property for the program for
graphics with respect to its size, shape and any existing improvements.
Findings. The subject property is suitable for the intended conditional use for a program for
graphics with respect to its size, shape and any existing improvements.
The property is a planned industrial environment containing approximately 95 acres of land.
The property is improved with a manufacturing/warehouse building, a four story office
building,and related off-street parking. The campus will contain multiple tenants who will
share a coordinated setting and a common entranceway.
3. Surrounding Land Use and Zoning Standard. The suitability of the subject property for
the program for graphics with respect to consistency and compatibility with surrounding land
5
Findings of Fact Zoning and Subdivision Hearing Board
Petition 39-06 June 7,2006
that an applicant for a program for graphics 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 graphic with an area not to exceed fifteen
percent of the building facade of the building side upon which such graphic is located.
Findings. The subject property is suitable for the intended conditional use for a program for
graphics with respect to graphics affixed to the buildings on site.
The area of the flushmounted wall graphics do not exceed 10%of the building facades upon
which they are located. The 535 square foot wall signs on the manufacturing/warehouse
building are approximately .53% of the building facades on the north and south building
facades and .65% of the building facades on the east and west building facades. The 106
square foot wall sign on the office building is less than .49%of the building facade.
9. Graphics Affixed to Buildings Above Eave Lines Standard. Any graphic located above a
building facade (eave line) shall be integral with the building and also an integral design
feature of the building.
Findings. The subject property is not found suitable for the intended conditional use for a
program for graphics with respect to graphics affixed to buildings above eave lines.
The applicant is not proposing any signs located above the eave line of the building.
10. Graphics Affixed to Buildings Below Canopy Standard. Any graphic 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 subject property is not found suitable for the intended conditional use for a
program for graphics with respect to graphics affixed to buildings below canopy.
The applicant is not proposing any signs below a canopy.
11. Allowable Departures Standard. Allowable departures from the other sections of the
graphic ordinance,which may be granted through a program for graphics may include the
number of graphics,the location of graphics, graphic area,illumination and motion,or any
other graphic characteristic. Allowable departures from the other sections of the graphic
ordinance which may be granted through a program for graphics shall not include being
granted permission for a graphic prohibited by Section 19.50.110 of the graphic ordinance,as
amended, or permission for a type of graphic not allowed in the zoning district of the
property upon which a graphic is proposed to be erected,placed or maintained.
8
Findings of Fact Zoning and Subdivision Hearing Board
Petition 39-06 June 7, 2006
graphics,will match the blue color in the channel letter graphics that will be mounted to both
principal buildings.
6. Relationship to Other Graphics Standard. Each graphic shall be well related to all other
graphics on the site by the incorporation of not less than four of the following seven
elements:
a. Materials;
b. Letter style of graphic copy;
c. Color;
d. illumination;
e.Method used for structural support or attachment;
f. Technical details of graphic construction; and
g. Shape of entire graphic and its several components.
Findings. The subject property is suitable for the intended conditional use for a program for
graphics with respect to the relationship of graphics to other graphics.
All of the proposed graphics will have material,letter style,color,illumination,method used
for structural support,technical details of graphic construction,and shape of entire graphics
in common. The graphics meets all of the requirements of this section.
7. Graphic Copy Standard. The graphic copy for a graphic shall not exceed forty percent of
the sign area.
Findings. The subject property is suitable for the intended conditional use for a program for
graphics with respect to graphic copy.
The percentage of copy on the free standing graphics is less than the 40% maximum
mandated by ordinance. The freestanding graphic adjacent to Randall Road has an
approximate 32%copy coverage and the freestanding graphic adjacent to Fox Lane has an
approximate.26%copy coverage.
8. Graphics Affixed to Buildings Standard. The area for any graphic affixed to a building
shall not exceed ten percent of the building facade upon which such sign is located, except
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Findings of Fact Zoning and Subdivision Hearing.Board
Petition 39-06 June 7, 2006
Findings. The Zoning and Subdivision Hearing Board has found that the proposed program
for graphics meets the standards for allowable departures. The departures requested by the
applicant are for the proposed graphics to exceed the maximum surface area allowed for
such graphics in the PORI District.
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. Findings.
Positive Attributes. Unique needs exist requiring an accommodation for larger street
graphics on the subject property. The property is a planned industrial environment improved
with a manufacturing/warehouse building,a four story office building,and related off-street
parking. The campus will contain multiple tenants who will share a coordinated setting and a
common entranceway. The applicant is requesting graphics that exceed the maximum
surface area allowed in the PORI District to accommodate this setting.
The freestanding graphic adjacent to Randall Road will include eight tenant panels as this
graphic will also serve as the tenant identification graphic for the manufacturing/office
campus located on the subject property. The freestanding graphic adjacent to Fox Lane will
serve at an entrance to the campus that is used primarily by delivery traffic.
The proposed wall signs on each building elevation of the manufacturing/office building
exceed maximum surface area requirements of the ordinance. It should be noted, though,
that the total proposed surface area of graphics on the two principal buildings does not
exceed,and is actually less than,the total maximum surface area of graphics allowed on the
two buildings.
The owners propose to mitigate this request by agreeing to a condition that no additional
signage will be erected at the subject property except for directional signage. They are
permitted an additional 193 square feet of wall graphics.
B. Summary of Unresolved Issues.
There are no unresolved issues.
took C. Summary of Alternatives.
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•
Findings of Fact Zoning and Subdivision Hearing Board
Petition 39-06 June 7, 2006
Findings. The Zoning and Subdivision Hearing Board has found that the proposed program
for graphics meets the standards for allowable departures. The departures requested by the
applicant are for the proposed graphics to exceed the maximum surface area allowed for
such graphics in the PORI District.
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. Findings.
Positive Attributes. Unique needs exist requiring an accommodation for larger street
graphics on the subject property. The property is a planned industrial environment improved
with a manufacturing/warehouse building,a four story office building,and related off-street
parking. The campus will contain multiple tenants who will share a coordinated setting and a
common entranceway. The applicant is requesting graphics that exceed the maximum
surface area allowed in the PORI District to accommodate this setting. ,.
The freestanding graphic adjacent to Randall Road will include eight tenant panels as this
graphic will also serve as the tenant identification graphic for the manufacturing/office
campus located on the subject property. The freestanding graphic adjacent to Fox Lane will
serve at an entrance to the campus that is used primarily by delivery traffic.
The proposed wall signs on each building elevation of the manufacturing/office building
exceed maximum surface area requirements of the ordinance. It should be noted, though,
that the total proposed surface area of graphics on the two principal buildings does not
exceed, and is actually less than,the total maximum surface area of graphics allowed on the
two buildings.
The owners propose to mitigate this request by agreeing to a condition that no additional
signage will be erected at the subject property except for directional signage. They are
permitted an additional 193 square feet of wall graphics.
B. Summary of Unresolved Issues.
There are no unresolved issues. •
C. Summary of Alternatives.
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Findings of Fact Zoning and Subdivision Hearing Board
Petition 39-06 June 7,2006
Other than an approval,a denial,or an approval with some combination of conditions,there
are no substantive alternatives.
DECISION
On a motion to recommend approval, subject to the following conditions, the vote was six(6)yes
and zero (0) no:
1. Substantial conformance with the Statement of Purpose and Conformance, prepared by
Jeffrey Sanfilippo, dated May 15, 2006.
2. Substantial conformance to the graphic plan, prepared by White Way Sign Company, last
dated revised March 14, 2006.
3. Substantial conformance to the graphic landscape plans for freestanding graphics,prepared
by Brickman, dated May 8,2006.
4. Other than directional graphics,no additional wall graphics or freestanding graphics shall be
permitted at the subject property.
5. Compliance with all other codes and ordinances.
Therefore, the motion to recommend approval was adopted.
PanfJ Vu
Daniel Weiler, Acting Chai
Zoning and Subdivision Hearing Board
enise Momodu, ecretary
Zoning and Subdivision Hearing Board
C
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