G42-10 (2) Ordinance No. G42-10
AN ORDINANCE
GRANTING CONDITIONAL USE APPROVAL TO PERMIT
A PROGRAM FOR GRAPHICS
(1600 Dundee Avenue)
WHEREAS, written application has been made for conditional use approval to permit a
program for graphics in the CF Community Facility District at 1600 Dundee Avenue; 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 August 18, 2010, 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 CF
Community Facility District at 1600 Dundee Avenue and legally described as follows:
Part of the South Half of Section 35, and part of the Southwest Quarter of
Section 36, Township 42 North, Range 8 East of the Third Principal
Meridian,described as follows: Beginning at the Southeast corner of said
Section 35; thence West along the base line 48.59 chains to the East line of the
Fox River Valley Railroad; thence Northerly along said line to a point 21.18
chains North of said base line; thence East 16.22 chains to the center of the
River Road, so called, leading from East Dundee to Elgin; thence South 59 `/2
degrees East along the center of said road 2.40 chains; thence South 73 degrees
East along the center of said road 4 chains; thence South 42 3/4 degrees East
along the center of said road 11.10 chains; thence South 62 %4 degrees East
5.70chains to the center of the public road from Dundee to Elgin; thence 24 %2
degrees East along the center of said road 4.96 chains to the South line of F.H.
Bosworth's land; thence 82 '/4 degrees 28.19 chains to the West line of Charles
Hawkin's land; thence South V2 degree West along said line 10.45 chains to
said base line; thence West along said base line 13.85 chains to the point of
beginning; Also the triangular piece of land lying North of said base line and
between the Westerly line of the right of way of said railroad and Fox River in
the Township of Dundee, Kane County, Illinois, (Excepting therefrom the right
of way of the Carpentersville, Elgin, and Aurora Railway Company; and also
excepting therefrom that part of the Southeast Quarter of Section 35 and part of
the Southwest Quarter of Section 36, all in the Township 42 North, Range 8
East of the Third Principal Meridian described as follows: Beginning at the
Southwest corner of the Southwest Quarter of said Section 36; thence East
along the South line of said Southwest Quarter 914.10 feet: thence Northerly
along a line forming an angle of 89 degrees 28 minutes to the left with the
prolongation of the last described course 639.5 feet; hence Northwesterly along
a line forming an angle of 82 degrees 26 minutes to the left of the prolongation
of the last described course 1894.23 feet to the center line of State Route
Number 25; thence Southwesterly along said centerline to the South line of the
Southeast Quarter of said Section 35; thence East along aid South line to the
point of beginning), in 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, submitted
with the development application, prepared by Jon Neville, Business Manager, dated July
23, 2010.
2. Substantial conformance to the Proposed Monument Sign, prepared by Silva Architects,
dated July 16, 2010.
3. Substantial conformance to the Site/Landscape Plan, prepared by Silva Architects, dated
July 27, 2010.
4. One freestanding monument style sign located along Interstate 90, with a maximum
surface area of 120 square feet and a maximum height of 10 feet, shall be the only
additional monument sign allowed to be added on the property at 1600 Dundee Avenue
as mitigation for the departures from the requirements of the street graphics ordinance.
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
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Presented: September 22, 2010 �` OF 4-4' ,„'
Passed: September 22, 2010 ,,
Omnibus Vote: Yeas: 6 Nays: 0
Recorded: September 23 2010 w y
Published: September 23, 2010 '` ? ": ,,.
49 179
Attest: �,..�Ft
Diane Robertson, City lerk
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August 18, 2010
FINDINGS OF FACT
Zoning and Subdivision Hearing Board City of Elgin, Illinois
SUBJECT
Consideration of Petition 18-10 Requesting Conditional Use Approval to Permit a Program for
Graphics, Allowing the Establishment of a Sign which Exceeds the Maximum Allowable Height
and Surface Area Requirements of the Sign Ordinance in the CF Community Facility District;
Property Located at 1600 Dundee Avenue, by Fox River Country Day School, as Applicant and
Owner.
GENERAL INFORMATION
Requested Action: Conditional Use Approval
Current Zoning: CF Community Facility District
ARC Arterial Road Corridor Overlay District
Existing Use: Pre Kindergarten to 8th Grade School
rProposed Use: Program for Graphics
Property Location: 1600 Dundee Avenue
Applicant/ Owner: Fox River Country Day School
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)
F. Site Photos (see attached)
G. Statement of Purpose and Conformance (see attached)
Exhibit A
. Findings of Fact Zoning and Subdivision Hearing Board
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Petition 18-10 August 18, 2010
H. Graphic Plan and Landscape Plan (see attached)
I. Draft Conditional Use Ordinance (see attached)
BACKGROUND
An application has been filed by Fox River Country Day School requesting conditional use
approval to permit a Program for Graphics. The subject property is located at 1600 Dundee
Avenue (see exhibits A, B, C, D, E, and F).
Fox River Country Day School proposes to place a new sign at their school campus along
Dundee Avenue. The proposed sign will replace the existing signs at the entrance to the campus.
The Fox River Country Day School campus is located on 53 acres of land along the northeast
border of Elgin and East Dundee. The campus includes frontage along Duncan Avenue,
Interstate 90, and Dundee Avenue (Route 25). Even though the sign ordinance allows the school
to put up multiple signs on site, the school has elected to use signage only at the Dundee Avenue
entrance.
The school is proposing to construct an angular-shaped freestanding sign from limestone
material. The sign will measure 12 feet in height and approximately 78 square feet in surface
area. The sign exceeds the maximum allowable height and surface area requirements of the sign
ordinance. The school is requesting a (20%) variation of the maximum 10 foot height allowance
and a (30%) variation of the maximum 60 square foot surface area allowance for a sign in the CF
Community Facility District. Accordingly, a Program for Graphics must be established for the
sign to be constructed as proposed (see exhibits G, H and I).
GENERAL FINDINGS
After due notice, as required by law, the Zoning and Subdivision Hearing Board conducted a
public hearing in consideration of Petition 18-10 on August 18, 2010. The applicant testified at
the public hearing and presented documentary evidence in support of the application. No
objectors to the petition were present. The Community Development Group submitted a
Conditional Use Review dated August 12, 2010.
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.
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. Findings of Fact Zoning and Subdivision Hearing Board
Petition 18-10 August 18, 2010
The subject property was zoned as follows for the years listed:
1927: Out of City
1950: A Residential District
1960: A Residential District
1962: R2 Single Family Residence District
1992: R2 Single Family Residence District
Present: CF Community Facility District
ARC Arterial Road Corridor District
An existing 100-acre working farm was annexed into the City in 1949 as part of the
Chicago Junior School property and zoned A Residential District. It was classifed to R2
Single Family Residence District in 1962. It remained as such until it was reclassified to
CF Community Facility District in 1992 as a part of the comprehensive amendment to the
zoning ordinance and zoning map.
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.
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The subject property is located within the Dundee Avenue corridor in an area which has
regional accessibility and visibility established by the Northwest Tollway (Interstate 90).
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 in its current zoning district.
The purpose of the Community Facility District is to recognize a major land use category
and pattern of development that exists within the City, and to provide standards for the
location and rquirements for site design of community facilities.
The purpose of the Fox River Country Day School is to provide an education
environment that fosters a sense of place and destination within a coordinated campus.
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' Findings of Fact Zoning and Subdivision Hearing Board
Petition 18-10 August 18, 2010
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 Community Development Group 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 subject property is suitable or it has been found that mitigation has been
proposed which is sufficient for the requested conditional use for a program for graphics.
The applicant is requesting one monument style graphic that exceeds the maximum
height and maximum surface area of a freestanding sign allowed in the CF District. The
departures are as follows:
Table A:
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Type of Graphic Number Proposed Surface Allowed % Proposed Allowed
Graphic Location of Surface Area of Surface Departure Height of Height of Departure
p Graphics Area of Graphic Area of of S Area Graphics Graphics of Height
Graphics Potentially Graphics
to be
Requested
Proposed Adjacent to 1 78 S.F. N/A 60 S.F. 30% 12 Ft. 10 Ft. 20%
Freestanding Dundee
Monument Style Avenue
Graphic
Freestanding Adjacent to 2 N/A N/A (2)60 or 120 N/A (0)Ft. 10 Ft. N/A
Monument Style Dundee S.F.
Graphics Avenue and
Allowed by Duncan
Ordinance Avenue
Adjacent to 4 N/A N/A
120 S.F. (4)120 or (0)Ft. 10 Ft. N/A
1-90 480 S.F.
Total Surface
Area of 78 S.F. 120 S.F. 660 S.F.
Freestanding
Graphics
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• Findings of Fact Zoning and Subdivision Hearing Board
Petition 18-10 August 18, 2010
Table B:
Type of Graphic Graphic Location Total Surface Area
Proposed Freestanding Adjacent to Dundee 78 S.F.
Monument Style Graphic Avenue
Potential for Future
Freestanding Monument Style Adjacent to I-90 120 S.F.
Graphic Allowed by
Ordinance
Total Surface Area of Freestanding Graphics 198 S.F.
Mitigation 660 S.F.-198 S.F.=462 S.F. 462 S.F.
The sign ordinance permits one freestanding monument sign for each principal building
on a zoning lot with a maximum surface area of 60 square feet for a monument sign
placed adjacent to Duncan Avenue and Dundee Avenue and a maximum surface area of
120 square feet for a monument sign placed adjacent to 1-90.
Because the total allowable height and surface area for the proposed graphic will be
exceeded, the petitioner is proposing mitigation of the requested departures. As
mitigation, the petitioner will give up his right to place 5 of the total 7 freestanding
monument style signs allowed by the sign ordinance in the CF District (or 462 square feet
of the 660 square feet in surface area allowed) on the property at 1600 Dundee Avenue.
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 school campus containing approximately 53 acres of land. It is
improved with 10 buildings which include a preschool, a lower school, and a middle
school/administration building, a gym and pool building, an art center building and a kiln
building, classroom and training buildings, a dining hall and residence building, a
dormitory, a headmasters residence, and a silo. The campus is located in a coordinated
setting with related off-street parking, private drives and directional signs.
The school is developed on rolling wooded land and includes one of the state's last
continuous white cedar forests. It also includes a forested fen, a fishing pond, plant and
animal life, 23 acres of hiking trails, and a large playing field.
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• Findings of Fact Zoning and Subdivision Hearing Board
Petition 18-10 August 18, 2010
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 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 area north and northeast of the property is located outside of the City's municipal
boundary in Kane County. The area north of the property is developed with the Max
McGraw Wildlife Foundation and the Fox Valley Sports Academy.
The area east of the property is zoned CI Commercial Industrial District and is developed
with the Brandt Industrial Park/Plote complex and the Day's Inn.
The area southeast and south of the property is zoned CF Community Facility District.
The area southeast is developed with Church of the Brethern General Offices; the area
south of the school campus includes the Northwest Tollway and Trout Park.
The area west of the property is located outside of the City's municipal boundary in Kane
County and includes the Fox River. The area further west of the property, zoned CF
Community Facility District, is developed with the Trout Park Nature Preserve and the
Voyagers Landing County Forest Preserve.
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 the graphic relating to the architectural style of the buildings
upon site.
The proposed graphic will be constructed from raw limestone material, designed in an
angular shape. It is the intent that the graphic represent the natural materials found in the
character and architectural style of the buildings and its environment.
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.
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• • Findings of Fact Zoning and Subdivision Hearing Board
Petition 18-10 August 18, 2010
Findings: The subject property is suitable for the intended conditional use for a program
for graphics with respect to the relationship of the graphic to the envirnoment and
buildings on site.
The sign will be placed against a heavy wooded area at the entrance to the campus. The
buildings of the campus are set back further on the property and therefore have no direct
visual relationship to the sign.
The school campus buildings include a number of Craftsman and Prairie style buildings,
a lone standing silo from the original working farm on site, and the log cabin art center
building and separate kiln building.
The smooth raw limestone material and angular design of the sign will allow the
proposed sign to blend in with its natural environment as well as compliment the strong
pieces of architecture that exist on site. The landscape plan for the sign includes a
backdrop of deciduous trees behind the sign and a terraced landscaped stone base and
borders with native grasses and perennials features in front of the sign.
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
The proposed monument graphic will have letter style, color, method used for structural
support, technical details of graphic construction, and shape of entire graphics in common
with the remaining signs on the property. The proposed monument graphic and wall
graphics meet 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 proposed monument graphic is approximate 36% of the
sign area and meets the requirements of the graphic copy standard.
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• Findings of Fact Zoning and Subdivision Hearing Board
Petition 18-10 August 18, 2010
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 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 applicant is not proposing any graphics affixed to buildings on site.
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 applicant is not proposing any signs located above the eave line of the
building and none of the existing wall graphics are located above a building eave line.
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 applicant is not proposing any signs below a canopy, arcade, marquee or
other similar building projection.
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.
Positive Attributes. A freestanding monument style sign is being proposed to replace the
existing signs at the Fox River Country Day School entrance fronting Dundee Avenue.
Even though the sign ordinance allows the school to put up multiple signs on site, the
school has elected to use signage only at the Dundee Avenue entrance. The school is
proposing to construct an angular-shaped freestanding sign from limestone material.
The smooth raw limestone material and angular design of the sign will allow the
proposed sign to blend in with its natural environment as well as compliment the strong
pieces of architecture that exist on site. The landscape plan for the sign includes a
backdrop of deciduous trees behind the sign and a terraced landscaped stone base and
borders with native grasses and perennials features in front of the sign.
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• ' • Findings of Fact Zoning and Subdivision Hearing Board
Petition 18-10 August 18, 2010
Because the total allowable height and surface area for the proposed graphic will be
exceeded, the petitioner is proposing mitigation of the requested departures. As
mitigation, the petitioner will give up his right to place 5 of the total 7 freestanding
monument style signs allowed by the sign ordinance in the CF District (or 462 square feet
of the 660 square feet in surface area allowed) on the property at 1600 Dundee Avenue.
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.
DECISION
The Zoning and Subdivision Hearing Board recommends the approval of Petition 18-10. On a
motion to recommend approval of the conditional use, subject to the following conditions, the
vote was four (4) yes and zero (0) no:
1. Substantial conformance with the Statement of Purpose and Conformance, submitted
with the development application, prepared by Jon Neville, Business Manager, dated July
23, 2010.
2. Substantial conformance to the Proposed Monument Sign, prepared by Silva Architects,
dated July 16, 2010.
3. Substantial conformance to the Site/Landscape Plan, prepared by Silva Architects, dated
July 27, 2010.
4. One freestanding monument style sign along Interstate 90, with a maximum surface area
of 120 square feet and a maximum height of 10 feet, will be the only additional sign
allowed to be added on the property at 1600 Dundee Avenue as mitigation for the
departures from the requirements of the street graphics ordinance.
5. Compliance with all other codes and ordinances.
Therefore, the motion to recommend approval of Petition 18-10 was adopted.
s/ Beth Kruger
Beth Kruger, Chairman Pro-Tem
Zoning and Subdivision Hearing Board
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- - Findings of Fact Zoning and Subdivision Hearing Board
Petition 18-10 August 18, 2010
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s/ Denise Momodu
Denise Momodu, Secretary
Zoning and Subdivision Hearing Board
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