G09-11 Ordinance G9-11
AN ORDINANCE
GRANTING CONDITIONAL USE APPROVAL TO PERMIT
AN AMENDED PROGRAM FOR GRAPHICS
(77 North Airlite Street)
WHEREAS. Ordinance No. G32-99. entitled "An Ordinance Granting Conditional Use
for a Master Signage Plan", was adopted on June 23, 1999, and provided for a specified program
for graphics for the property commonly known as 77 North Airlite Street; and
WHEREAS, written application has been made for conditional use approval to permit an
amended program for graphics in the CF Conununity Facility District at 77 North Airlite Street to
allow the establishment of a new freestanding monument sign and changes to existing freestanding
monument signs; and y
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 February 16, 2011, 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 Ordinance No. G32-99 entitled "An Ordinance Granting a Conditional
Use for a Master Signage Plan"; passed June 23, 1999, be and is hereby amended as set forth in
this ordinance.
Section 3. That conditional use approval to permit an amended program for graphics in the
CF Community Facility District at 77 North Airlite Street and legally described as follows:
Parcel One:
Outlot "A" of Country Knolls; Unit No. 8, in the City of Elgin; Kane County,
Illinois.
Parcel Two:
Lots 12, 13, 14, 15, 16, and 17 in Block 4 in the Walter G. McIntosh and
Company's "Fox River Farms", in the City of Elgin, Kane County, Illinois.
•
• Parcel Three:
Lots 14, 15 and 16 in Block 5 of the Walter G. McIntosh and Company's "Fox
River Farms" in the City of Elgin, Kane County; Illinois.
Parcel Four:
That Part of Provena Drive (Vacated), Originally Cherry Street, Lying Northerly
of the Southerly Line, Extended Westerly of Lot 16 in Walter G. McIntosh &
Company's Fox River Farms, Being a Subdivision of Part of Section 16,
Township 41 North, Range 8 East of the Third Principal Meridian. Situated in the
City of Elgin, Kane County, Illinois (Property Commonly Known as 77 North
Airlite Street).
be and is hereby granted subject to the following additional conditions:
1. Substantial conformance with the Statement of Purpose and Conformance, submitted by
Allen Jensen, Assistant Vice President of Facilities Management for Provena St Joseph
Hospital, dated January 26, 2011.
2. Substantial conformance to the Sign Plan named "Monument", prepared by Poblocki Sign
Company Inc., dated July 7, 2010.
3. Substantial conformance to the Topographical Plat of Survey, showing Sign Placement,
prepared by Landmark, dated approved plan January 28, 2011.
• 4. Substantial conformance to the Landscape Layout Plan, prepared by Tecza Landscaping
Services, dated January 25, 2011. The area of the landscape material of each monument
sign shall not be less than 2.5 times the surface area of the sign.
5. No additional freestanding monument signs will be permitted on the property at 77 North
Airlite Street as mitigation for the departures from the requirements of the graphic
ordinance.
6. 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 in the event of any conflict between the terms of Ordinance No. G32-99,
and the terms of this ordinance, the terms of this ordinance shall supersede and control.
Section 5. That this ordinance shall be in full force and effect immediately after its passage
in the manner provided by law.
d Schoc , Mayor
•
• x o..
Presented: March 23, 2011 �"`�'"" - • ` ='
Passed: March 23, 2011 :=
Omnibus Vote: Yeas: 7 Nays: 0
Recorded: March 23; 2011 `?,
Published: March 25, 2011
Attest:
Diane Robertson. Cit Clerk
•
•
February 16, 2011
• FINDINGS OF FACT
Zoning and Subdivision Hearing Board City of Elgin, Illinois
SUBJECT
Consideration of Petition 03-11 Requesting Conditional Use Approval to Amend a Master
Signage Plan and Permit a Program for Graphics, to Allow the Establishment of a New
Freestanding Monument Sign and Changes to Existing Freestanding Monument Signs in the CF
Community Facility District; Property Located at 77 North Airlite Street, by Provena Saint
Joseph Hospital, as Applicant and Owner.
GENERAL INFORMATION
Requested Action: Conditional Use Approval
Current Zoning: CF Community Facility District
Existing Use: Hospital Campus
Proposed Use: Program for Graphics
• Property Location: 77 North Airlite Street
Applicant/ Owner: Provena Saint Joseph Hospital
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
Petition 03-11 February 16, 2011
H. Graphic Plan and Landscape Plan (see attached)
I. Draft Conditional Use Ordinance (see attached)
J Related Correspondence (see attached)
BACKGROUND
An application has been filed by Provena Saint Joseph Hospital requesting conditional use
approval to amend a Master Signage Plan and permit a Program for Graphics, to establish a new
freestanding monument sign and to allow changes to existing freestanding monument signs in
the CF Community Facility District. The subject property is located at 77 North Airlite Street
(see exhibits A, B, C, D, E, and F).
Provena Saint Joseph Hospital proposes to place a new monument sign at the main entrance of
their hospital along Airlite Street. In addition to this proposed sign, the hospital also proposes to
make changes to 4 of 6 existing monument signs on campus. A Program for Graphics must be
established for these signs to be constructed as proposed (see exhibits G, H, I and J).
GENERAL FINDINGS
After due notice, as required by law, the Zoning and Subdivision Hearing Board conducted a
public hearing in consideration of Petition 03=11 on February 16, 2011. 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 January 28, 2011.
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 of City
1950: Out of City
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Findings of Fact Zoning and Subdivision Hearing Board
Petition 03-11 February 16, 2011
1960: Out of City
1962: Out of City
1992: R2 Single Family Residence District
Present: CF Community Facility District
The property was annexed into the City of Elgin in 1964 as part of the McIntosh Fox
River Farms annexation. The property was zoned R2 Single Family Residence District
and a special use was granted to establish a hospital. The property was reclassified to CF
Community Facility District in 1992 as part of the comprehensive amendment to the
zoning ordinance and zoning map. In 1999, a Master Signage Plan was approved to
provide for the existing signs on the property.
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 in an area which has developed with commercial,
community facility, instiutional and residential 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 in its current zoning district.
The purpose of the Community Facility Districts 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 facilities provide governmental,
recreational, educational, health, social, religious, and transportation services to the
community on a for-profit or on a not-for-profit basis.
The purpose of Provena St Joseph Hospital is to provide a health environment that fosters
a sense of place and destination within a coordinated campus.
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.
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Findings of Fact Zoning and Subdivision Hearing Board
Petition 03-11 February 16, 2011
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 to amend the master signage plan approved for the Provena
St. Joseph Hospital campus in 1999. Nine (9) freestanding monument signs were
approved under the Master Signage Plan. The signs were allowed departures in height
and surface area and exceeded the maximum allowable 10 foot height and/or 60 square
foot surface area requirement for signs in the CF Community Facility District according
to the sign ordinance in effect at that time.
The hospital presently has 6 freestanding monument signs located on the campus site.
The hospital is not requesting a change to 2 of the 6 monument signs - at the accounting
• building, named the St. Claire building, or to the monument sign at the Regional Cancer
Center building.
The applicant proposes to make changes to 4 of 6 existing monument signs, and to install
a new monument sign in front of the hospital building.
These signs exceed the maximum number, height, and surface area allowed for
freestanding signs in the CF Community Facility District. The departures being
requested are as follows:
Height Departures
Sign Location Height approved by Actual Height of Proposed Height Height
Master Signage Plan Sign Constucted Departure from
in 1999 Current Sign
Ordinance
(10 ft height
allowed)
1.) NE corner of Airlite St& 10'- 12' Sign'"1 — 10' 10.5' 5%
rovena Dr
orth side of Provena Dr- 4.5' Sign#2—4.5' S' -
• rn campus
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Findings of Fact Zoning and Subdivision Hearing Board
Petition 03-11 February 16, 2011
r-•
North side of Provena Dr- 4.5' Sign 0 - 4.5' S'on campus
Intersection leading onto 15' Sign#4- 15' 15' 50%
campus-from Provena Dr.
5.) St Claire Building-NE comer 6' 10' No change -
of campus proposed
6.) Regional Cancer Center- I 10'- IT 11'- Approved by No change 10%
internal to campus permit in 2008 proposed
Proposed Freestanding
Graphic- New Sign
Main Entrance-adjacent to N/A 5' -
irlite St
Surface Area Departures
i • Sign Location Surface Area Actual Surface Proposed Maximum Surface Area
approved by Area of Sign Surface Area Surface Area Departure from
Master Signage Constucted allowed by current Sign
Plan in 1999 current Sign Ordinance
Ordinance
1.) NE comer of - 40 S.F. 52.5 S.F. 40 S.F. 31.25%
irlite St&
Provena Dr
North side of - 11.25 S.F. 13.75 S.F. 40 S.F. -
rovena Dr-
on campus
North side of - 11.25 S.F. 13.75 S.F. 40 S.F. -
rovena Dr-
on campus
ntersection - 75 S.F. 112.5 S.F. 40 S.F. 281%
eading onto
ampus-from
rovena Dr.
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Findings of Fact Zoning and Subdivision Hearing Board
Petition 03-11 February 16, 2011
-.) St Claire Building- 22.5 S.F. 40 S.F. No change 40 S.F. -
comer of proposed
campus
Regional Cancer - 66.88 S.F- No change 40 S.F. 67.2%
enter-intemal to Approved by proposed
campus permit in 2008.
Proposed
Freestanding
Graphic-New
Sign.
Main Entrance— N/A 50 S.F. 40 S.F. 25%
adjacent to Airlite
St
Surface Area Total 242.5 SF+106.88 [80 S.F.—(2)40
Departure SF = S.F.signs
0938 SF allowed]
Because the number of signs and the maximum allowable height and surface area for
signs will be exceeded, the petitioner is proposing mitigation for the requested departures. -
The petitioner proposes to add landscaping around the signs according to the landscaping �=-
standards, or in excess of the landscape standards of the current sign ordinance.
Landscaping material was not a requirement under the 1999 Master Signage Plan.
Additionally, the hospital agrees not to construct any additional signs along Lin Lor Lane
and Airlite Street.
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 an irregular shaped lot. It is a hospital campus containing approximately
38.2 acres of land. It is improved with a multi story hospital building that also includes a
heliport, two doctors' buildings, an occupational therapy building, and a cancer care
center. It includes a brick and frame accounting building on the northeast corner of the
lot. The campus is located in a coordinated setting with related off-street parking, private
drives and directional signs.
The site also includes a wetland area, two ponds, and a wooded area.
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Findings of Fact Zoning and Subdivision Hearing Board
Petition 03-11 February 16, 2011
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 areas to the northwest, north and east of the property are zoned RC1 Residence
Conservation District and are developed with the Country Knolls Subdivision.
The area to the southwest of the property is zoned CF Community Facility District and is
developed with the Hillcrest Elementary School and the City of Elgin's Airlite Water
Treatment Plant.
The area south of the property is zoned AB Area Business District is developed with
business uses.
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 graphics will be constructed in aluminum and are designed to include one
or two horizontal lines and a curvilinear edge. The proposed base color tones for the
graphics are dark and light blue satin. The word "Emergency" is placed on a red
background on the signs and the font and arrows are white in color. The colors of the
signs are neutral, making it easy for them to blend in with the character and architectural
style of the buildings on the campus, and the surrounding residential and business
environments._ _
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 03-11 February 16, 2011
• 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 new freestanding sign will be placed at the main entrance to the hospital. This is the
only freestanding sign on site that will contain only the name of the hospital. The
building on the campus is set back on the property. The proposed sign is 5 feet in height
and 10 feet in width. The size of the sign is proportional to the mass of the building in
that it does not appear to dominate the building's overall character. The remaining 4
signs being proposed also function as directional signs.
The proposed graphics will be designed to include one or two horizontal lines running
across each sign. This feature in the sign matches a predominantly visual horizontal
element in the main building on the site.
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 graphics will be designed in a manner that unifies them in
material, letter style, color, illumination, method used for structural support, technical
details of graphic construction, and shape. The proposed monument 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 graphic copy on the proposed monument graphics exceeds forty
percent of the sign area. The signs are intregal to the hospital campus and primarily
function to direct visitors
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Findings of Fact Zoning and Subdivision Hearing Board
Petition 03-11 February 16, 2011
n areas t
and employees to designated parking eas and o different functional areas on the
hospital campus. The size of the graphic copy on each sign is proportionally designed to
the height and surface area of each sign.
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 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 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 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 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 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, 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:
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Findings of Fact Zoning and Subdivision Hearing Board
Petition 03-11 February 16, 2011
A. Summary of Findings.
Positive Attributes. The new freestanding sign will be placed at the main entrance to
the hospital. This is the only freestanding sign on site that will contain only the name
of the hospital. The building on the campus is set back on the property. The proposed
sign is 5 feet in height and 10 feet in width. The size of the sign is proportional to the
mass of the building in that it does not appear to dominate the building's overall
character. The remaining 4 signs being proposed also function as directional signs.
The percentage of graphic copy on the proposed monument graphics exceeds forty
percent of the sign area. The signs are intregal to the hospital campus and primarily
function to direct visitors and employees to designated parking areas and to different
functional areas on the hospital campus. The size of the graphic copy on each sign is
proportionally designed to the height and surface area of each sign.
The proposed graphics will be constructed in aluminum and are designed to include
one or two horizontal lines and a curvilinear edge. The proposed base color tones for
the graphics are dark and light blue satin. The word "Emergency" is placed on a red
background on the signs and the font and arrows are white in color. The colors of the
signs are neutral, making it easy for them to blend in with the character and
architectural style of the buildings on the campus, and the surrounding residential and
business environments.
Because the number of signs and the maximum allowable height and surface area for
signs will be exceeded, the petitioner is proposing mitigation for the requested
departures. The petitioner proposes to add landscaping around the signs according to
the landscaping standards, or in excess of the landscape standards of the current sign
ordinance. Landscaping material was not a requirement under the 1999 Master
Signage Plan.
Additionally, the hospital agrees not to construct any additional signs along Lin Lor
Lane and Airlite Street.
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.
1
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Findings of Fact Zoning and Subdivision Hearing Board
Petition 03-11 February 16, 2011
DECISION
The Zoning and Subdivision Hearing Board recommends the approval of Petition 03-11. 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 Statement of Purpose and Conformance, submitted by
Allen Jensen, Assistant Vice President of Facilities Management for Provena St Joseph
Hospital, dated January 26, 2011.
2. Substantial conformance to the Sign Plan named "Monument", prepared by Poblocki Sign
Company Inc., dated July 7, 2010.
3. Substantial conformance to the Topographical Plat of Survey, showing Sign Placement,
prepared by Landmark, dated approved plan January 28, 2011.
4. Substantial conformance to the Landscape Layout Plan, prepared by Tecza Landscaping
Services, dated January 25, 2011. The area of the landscape material of each monument
sign shall not be less than 2.5 times the surface area of the sign.
5. No additional freestanding monument signs will be permitted on the property at 77 North
Airlite Street as mitigation for the departures from the requirements of the graphic
ordinance.
6. Compliance with all other codes and ordinances.
Therefore, the motion to recommend approval of Petition 03-11 was adopted.
s/ Robert Langlois
Robert Langlois, Chairman
Zoning and Subdivision Hearing Board
s/ Sarosh Saher
Sarosh Saher, Secretary
Zoning and Subdivision Hearing Board
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