G30-14 Ordinance No. G30-14
AN ORDINANCE
GRANTING A CONDITIONAL USE TO APPROVAL TO PERMIT A PROGRAM FOR
GRAPHICS IN THE GI GENERAL INDUSTRIAL DISTRICT
(1370 Bowes Road)
WHEREAS, written application has been made requesting conditional use approval to
permit a program for graphics in the GI General Industrial District at 1370 Bowes Road; and
WHEREAS, the Planning & Zoning Commission 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 with the findings and
recommendation of the Planning & Zoning Commission.
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 May 5, 2014, made by the Planning & Zoning Commission, a copy of which is
attached hereto and made a part hereof by reference as Exhibit A.
Section 2. That a conditional use to permit a program for graphics in the GI General
Industrial District at 1370 Bowes Road, and legally described as follows:
LOTS 28, 29, 30, 31, 42 AND ALL OF VACATED KELLY CIRCLE OF FOX BLUFF
CORPORATE CENTER, BEING A SUBDIVISION OF PART OF SECTION 27, TOWNSHIP
41 NORTH, RANGE 8 EAST OF THE THIRD PRINCIPAL MERIDIAN, AND ALSO THAT
PART OF LOTS 33,32 AND 41 OF SAID SUBDIVISION, DESCRIBED AS FOLLOWS:
BEGINNING AT THE SOUTHWEST CORNER OF SAID LOT 41; THENCE NORTH 88
DEGREES 17 MINUTES 46 SECONDS EAST, ALONG THE SOUTH LINE OF SAID LOT
41, A DISTANCE OF 116.72 FEET TO A LINE THAT IS 116.72 FEET EAST OF, AS
MEASURED AT RIGHT ANGLES, AND PARELLEL WITH THE WEST LINE OF SAID
LOTS 41 AND 32; THENCE NORTH 01 DEGREE 42 MINUTES 14 SECONDS WEST,
ALONG SAID PARALLEL LINE, A DISTANCE OF 735.07 FEET TO THE
NORTHWESTERLY LINE OF SAID LOT 33; THENCE SOUTH 39 DEGREES 13 MINUTES
03 SECONDS WEST, ALONG SAID NORTHWESTERLY LINE, A DISTANCE OF 130.08
FEET TO THE MOST WESTERLY CORNER OF SAID LOT 33; THENCE
SOUTHWESTERLY AND SOUTHERLY ALONG THE NORTHWESTERLY LINE OF SAID
LOT 32 BEING ALONG A CURVE TO THE LEFT HAVING A RADIUS OF 36.00 FEET,
TANGENT TO THE LAST DESCRIBED COURSE, AND ARC DISTANCE OF 29.47 FEET;
THENCE SOUTHWESTERLY, ALONG SAID NORTHWESTERLY LINE OF LOT 32
BEING ALONG A CURVE TO THE RIGHT HAVING A RADIUS OF 65.00 FEET,
TANGENT TO THE LAST DESCRIBED CURVE, AN ARC DISTANCE OF 63.57 FEET TO
THE MOST WESTERLY CORNER OF SAID LOT 32; THENCE SOUTH 01 DEGREE 42
MINUTES 14 SECONDS EAST, ALONG SAID WEST LINE OF LOTS 32 AND 41, A
DISTANCE OF 552.84 FEET TO THE POINT OF BEGINNING. SITUATED IN THE CITY
OF ELGIN, KANE COUNTY, ILLINOIS AND CONTAINING 9.72 ACRES MORE OF LESS.
(Property commonly known as 1370 Bowes Road).
be and is hereby granted subject to the following conditions:
1. Substantial conformance with the Application and Statement of Purpose and
Conformance, submitted by Harting, Inc. of North America dated received
February 21, 2014 and revised March 17, 2014. In the event of any conflict
between such Statement of Purpose and Conformance and this ordinance or other
applicable city ordinances, this ordinance or other applicable city ordinances shall
supersede and control.
2. Substantial conformance to proposed Monument Sign Exhibit rendering prepared
by Identity Services dated received February 21, 2014 and revised March 14,
2014.
3. Substantial conformance to Construction Details Exhibit for proposed monument
signs, prepared by Identity Services dated received February 21, 2014 and revised
March 14, 2014.
4. Substantial conformance to proposed Monument Sign 1, 2 and 3 Exhibit with
dimensions, prepared by Identity Services dated received February 21, 2014 and
revised March 14, 2014.
5. Substantial conformance to aerial photograph with landscape plan for proposed
monument signs, prepared by Identity Services dated received February 21, 2014
and revised March 14, 2014.
6. Compliance with all applicable codes and ordinances.
Section 3. That the conditional use granted herein shall expire if not established
within one year from the date of passage of this ordinance.
Section 4. That this ordinance shall be in full force and effect immediately after its
passage in the manner provided by law.
David J. Ka in, Vayor
- 2 -
Presented: June 11, 2014
Passed: June 11, 2014
Omnibus Vote: Yeas: 9 Nays: 0
Recorded: June 11, 2014
Published: June 12, 2014
Attest:
Kimberly Dewis, City Clerk �aeSflUMtN�g
r
i
- 3 -
May 5, 2014
PLANNING & ZONING COMMISSION
RECOMMENDATION AND FINDINGS OF FACT
Community Development Department City ot'Elgin, IL
OVERVIEW
Harting, Inc. of North America requests Conditional Use Approval to Permit a Program for
Graphics within a GI General Industrial District. The Property is Located at 1370 Bowes Road.
GENERAL INFORMATION
Petition Number 12-14
Recommendation: APPROVE, subject to conditions outlined at the conclusion of this
Report(See Recommendation Detail)
Applicant: Harting Inc of North America
History: After due notice as required by law,the Planning&Zoning
Commission held a public hearing and considered Petition 12-14
on May 5, 2014. The applicant submitted a Statement of Purpose
Conformance dated received February 21, 2014 and testified at the
public hearing
Staff Coordinator: Dave Waden, Senior Planner
List of Exhibits: A Aerial/Location Map
B Zoning Map
C Parcel Map
D. Site Photos
E Statement of Purpose and Conformance Application
F. Draft Conditional Use Ordinance
BACKGROUND & PROJECT DETAIL
Harting Inc. LLC is requesting conditional use approval for a program for graphics; the subject
property is located at 1370 Bowes Road.
The applicant is requesting to establish three additional freestanding monument style graphics
located near the west and east driveway entrances into the subject property located off of Bowes
Exhibit A
Recommendation & Findings of Fact Planning& Zoning Commission
Petition 12-14 May 5, 2014
Road and one at the entrance into the subject property off of Crispin Drive. The proposed
monument graphics will measure 7 feet 4 inches in width by 4 feet and 6 %2 inches in height and
33.30 square feet in surface area. The applicant will be removing the original non-conforming
post and panel signs located at the three driveway access points and replace them with
monument graphics and the required landscaping per sign. The two monument graphics located
near the west and east driveway entrances will include the names of the tenants within the
building and address of the property. The monument graphic located off of Crispin Drive will
include the address and directions for truck traffic into the subject property.
The municipal code permits one freestanding monument graphic for each principal building on a
zoning lot with a maximum surface area allowance of 40 square feet. The applicant is requesting
three additional monument graphics with a surface area of 33.30 square feet per graphic.
The purpose of the monument graphics is to accommodate the advertising needs of the tenants of
the building and to better serve truck deliveries in and out of the subject property.
The Community Development Department offers the following additional information:
A. Zoning History. The property became part of the Fox Bluff Corporate Center in 1992
when the industrial park was established. The subject property was reclassified from M I
Limited Manufacturing District to GI General Industrial District in 1992 as part of the
most recent comprehensive amendment to the zoning ordinance and zoning map.
B. Surrounding Land Use and Zoning. The subject property is located within the Fox
Bluff Corporate Center and is zoned GI General Industrial District.
The areas to the north and east of the subject property are zoned GI General Industrial
District and are improved with light manufacturing and industrial buildings. The area to
the south of the subject property is in the Village of South Elgin and is developed with a
residential subdivision. The area to the west of the subject property is zoned ORI Office
Research Industrial District and is developed with light manufacturing.
C. Trend of Development. The subject property is located in an area which is developed
with a mix of land uses, including single family residences, and light manufacturing and
industrial uses.
D. Zoning District. The purpose and intent of the GI General Industrial District is to
provide an alternate industrial environment for those industrial uses that do not require
the location or environment of an ORI Office, Research Industrial District. The graphics
being proposed for the subject property are consistent and compatible with the ORI
District zoning environment.
The purpose and intent of the ARC Arterial Road Corridor Overlay District is to promote
and facilitate the implementation of the objectives, policies, and strategies of the city of
Elgin "Comprehensive Plan." The ARC overlay district is a zoning overlay district, and
2
Recommendation & Findings of Fact Planning & Zoning Commission
Petition 12-14 May 5, 2014
accordingly, the property located within the district shall be subject to the regulations of
the underlying zoning district in which it is located.
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. A program
for graphics shall be subject to the provisions of the Program for Graphics section of Chapter
19.50 of the EMC ordinance and to the provisions of Chapter 19.65 of the EMC ordinance. The
granting of a program for graphics shall be contingent on the extent to which affirmative findings
are made with respect to the standards for a Conditional Use for a Program for Graphics.
After due notice as required by law, the Planning & Zoning Commission held a public hearing
and considered Petition 12-14 on May 5, 2014. The applicant submitted an application and
supporting documentation and testified at the public hearing.
The Planning & Zoning Commission finds that a program for graphics may be established or
amended to provide an opportunity for unique graphics that may not conform to all of the
provisions of other sections of the graphic ordinance.
General Findings. The proposed changes to the existing graphics on the subject property meet
the standards for a program for graphics provided for within the zoning ordinance, and detailed
as follows:
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
requirements are continued to be met which is sufficient for the program for graphics.
The applicant is requesting the following departures from the requirements contained
within Chapter 19.50 entitled"Street Graphics:"
Section 19.50.070 (D.), Type, Number, Size, and Location. 2. Maximum Number.
The applicant is requesting 3 additional freestanding monument style graphics. The
ordinance allows the subject property to have one freestanding monument style graphic
for each principal building on a zoning lot.
Per the EMC monument graphics are allowed to be a maximum of 10 feet in height, the
applicant is proposing the monument graphics to be 4 feet and 6 '/z inches in height, less
than what is allowed. The maximum allowable surface area for monument graphics at
this location is 40 square feet, the applicant is proposing each sign to be 33.30 square feet
3
Recommendation & Findings of Fact Planning& Zoning Commission
Petition 12-14 May 5, 2014
in surface area once again less than what is allowed by ordinance.
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 program for graphics with respect to its
size, shape and any existing improvements.
The subject property is a rectangular shaped lot containing approximately 8.94 acres of
land, and is improved with a manufacturing/warehouse building and surface parking lot.
The subject property has three access drives into the property.
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 program for graphics with respect to
consistency and compatibility with surrounding land use and zoning.
The subject property is located within the Fox Bluff Corporate Center and is zoned GI
General Industrial District. The areas to the north and east of the subject property are
zoned GI General Industrial District and are improved with light manufacturing and
industrial buildings. The area to the south of the subject property is in the Village of
South Elgin and is developed with a residential subdivision. The area to the west of the
subject property is zoned ORI Office Research Industrial District and is developed with
light manufacturing.
In 2007 Terri Lynn Inc. which is the business that is located directly to the west of the
subject property was approved for a Program for Graphics to allow for additional
monument graphics on their property as well.
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 graphics 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 graphic types permitted in residential
districts.
Findings. The subject property is suitable for the program for graphics with respect to
the relationship of graphics to the architectural style of the buildings in the site.
The proposed freestanding graphics will be designed in a manner compatible to the
architectural style of the building. The proposed free standing graphic is contemporary in
4
Recommendation & Findings of Fact Planning & Zoning Commission
Petition 12-14 May 5, 2014
design and will be constructed with fabricated aluminum panels on an aluminum framing
system.
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 graphic 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 graphic is located.
Findings. The subject property is suitable for the program for graphics with respect to
the relationship of the graphic to the environment and buildings on site.
The size of the proposed monument graphics are proportional to the scale and size of the
buildings on the campus in that they do not appear to dominate the buildings' overall
character or appear imposing to surrounding property. The proposed monument graphic
is designed to match the style and character of the building and is proposed to have color
and finish similar to that of the existing building.
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 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.
7. Graphic Copy Standard. The graphic copy for a graphic shall not exceed forty percent
of the graphic area.
Findings. The subject property is suitable for the program for graphics with respect to
graphic copy.
5
Recommendation & Findings of Fact Planning& Zoning Commission
Petition 12-14 May 5, 2014
The size of the graphic copy on each monument graphic is proportionally designed to the
height and surface area of each graphic and does not exceed forty percent of the graphic
area.
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 graphic 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 program for graphics with respect to
graphics affixed to the buildings on site.
The applicant is not proposing any graphics affixed to the building.
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 suitable for the program for graphics with respect to
graphics affixed to buildings above eave lines.
The applicant is not proposing any graphics affixed to buildings 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 graphic 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 suitable for the program for graphics with respect to
graphics affixed to buildings below canopy.
The applicant is not proposing any graphics below a canopy
RECOMMENDATION DETAIL
On a motion to recommend approval of Petition 12-14, and subject to the following conditions,
the Planning&Zoning Commission voted four(4) yes, one (1) no.
1. Substantial conformance with the Application and Statement of Purpose and
6
Recommendation & Findings of Fact Planning & Zoning Commission
Petition 12-14 May 5, 2014
Conformance, submitted by Harting, Inc. of North America dated received
February 21, 2014 and revised March 17,2014.
2. Substantial conformance to proposed Monument Sign Exhibit rendering prepared
by Identity Services dated received February 21, 2014 and revised March 14,
2014.
3. Substantial conformance to Construction Details Exhibit for proposed monument
signs, prepared by Identity Services dated received February 21, 2014 and revised
March 14, 2014.
4. Substantial conformance to proposed Monument Sign 1, 2 and 3 Exhibit with
dimensions, prepared by Identity Services dated received February 21, 2014 and
revised March 14, 2014.
5. Substantial conformance to aerial photograph with landscape plan for proposed
monument signs, prepared by Identity Services dated received February 21, 2014
and revised March 14, 2014.
6. Compliance with all applicable codes and ordinances.
s/ Bob Si jestrom
Bob Siljestrom, Chairman
Planning& Zoning Commission
s/Sarosh Saher
Sarosh Saher, Secretary
Planning &Zoning Commission
7
J
a r j. � •z��3` • I
A 'I
���-`'_-•.�..rt,. -.-., � - _ ,. ..,.. _: ... ms's � �. � �� -
§ _
I .
Ji
i
i
k•
AL- 4 } I
-
r _
_.. _
Adrienne
qj
.Z- —
Michigan;
•
PNB
CF
PRC PORI
CF
PNB ORI
CF
NB
RC1 PORI
IN
ra Subject Property
Petition 12-14
Legend
OResidence Conservation 1
QResidence Conservation 2
OResidence Conservation 3
OPlanned Residence Conservation
QSingle Family Residence 1
QSingle Family Residence 2
OPlanned Single Family Residence 2
Two Family Residence
-Multiple Family Residence GI
-Planned Multiple Family Residence
OResidence Business
OPlanned Residential Business ORI
-Neighborhood Business
-Planned Neighborhood Business
-Area Business
-Planned Area Business
-Center Cdy 1
-Center C8y 2
-Planned Center City
-Office Research Industrial
-Planned Office Research Industrial
-General Industrial
-Planned General Industrial
-Commercial Industrial r�enne
-Planned Community Facility J
Community Facility /(', /gan
-Fox River Preservation
-Planned Center City 2
OPlanned Single Family Residence 1 0>
Planned Two Family Residence
EXHIBIT B Zoning Map >v
W+E
S
City of Elgin 0 90 180 360 540 720
Department of Community Development Feet
Subject Property
1370 Bowes Rd
Petition 12-14
T—
06-27-252-014
Bowes
EXHBIIT C Parcel Map N
A
City of Elgin
0 35 70 140 210 280
Department of Community Development Feet
SITE LOCATION
1370 Bowes Road
Petition
Site o �
� A
f
.t,
y X
Location
View i +
from Bowes Road
F <
a G.�