Planning and Zoning Commission

Meeting Agenda CITY OF GENEVA PLAN COMMISSION SEPTEMBER 10, 2015 MEETING #1158 Location 1. Call to Order City Hall 2. Roll Call Council Chambers 109 James Street 3. Approval of Minutes: August 13, 2015 Geneva, IL 60134 4. Public Hearing: Time A. Fidelity Investments Sign Variation –Request pursuant to Section 11-14-5A of the Geneva Zoning Ordinance, to 7:00 p.m. increase the allowable area of the directional signs from 3 square feet to 7.88 square feet and to increase the number Commissioners of wall signs from two (2) to three (3) at 987 S. Randall Rd. Dave Rogers, Chairman Applicant: Charley Schalliol, Site Enhancement Services for John Mead Fidelity Investments Fred Case 5. Public Comment Mike Dziadus Joel Erickson 6. Other Business Mim Evans 7. Adjournment Cindy Leidig Scott Stocking Ron Stevenson Staff Liaison Paul Evans City Planner Phone: (630) 845-9654 Email: pevans@geneva.il.us This Plan Commission meeting is being audio tape recorded, transcribed by a court reporter PROCEDURE and/or summary minutesFOR PUBLIC are being HEARINGS taken by a recording secretary. The City of Geneva complies with the requirements of the Americans with Disabilities Act of 1990. Individuals Itwith is disabilities the Planwho Commission’s jobmeeting plan to attend this to conduct public who require hearings ininorder accommodations order to allow them to observe and/or participate in this meeting are requested to contact the Planning Division at 630-232-0818 at least 48 hours in advance of the meeting to allow the City of Geneva to make reasonable accommodations for those persons.  Plan Commission Agenda Page 2 of 2 September 10, 2015 PROCEDURE FOR PUBLIC HEARINGS It is the Plan Commission’s job to conduct public hearings in order to receive testimony for and against petitions for general amendments to the zoning ordinance, zoning map amendments, zoning text amendments, special use permits and amendments to special use permits. The procedure followed for public hearings is as follows: • First, the Plan Commission secretary or the designated representative will read or describe written items, reports, and plans into the record. • Second, the petitioner will present testimony in favor of the petition and will present any supporting plans or exhibits. • Third, the Commission members will have an opportunity to question the petitioner. • Fourth, the Commission will then receive citizen testimony both for and against the petition. Questions about the proposal may be directed to the petitioner or petitioner’s witnesses and questions about the Plan Commission process itself may be directed to me. Following such testimony the petitioner and the Plan Commission may ask questions of those who testified. • Finally, the petitioner may provide a rebuttal to any testimony in opposition. When all the testimony is brought into the record the hearing will be closed and the Plan Commission will make a recommendation to the City Council in the form of a motion or motions. • In order to give testimony, you must provide your name and address on the registration sheet located at the entrance of the hearing room and sign in the space provided. By signing the registration sheet, you agree and understand that anything you say will be considered sworn testimony and affirm to tell the truth, the whole truth and nothing but the truth. • When giving testimony please approach the lectern, speak directly into the microphone so that you may be heard. Please begin by stating your name and giving your address. If you speak additional times, please state your name each time for the record. • Please be concise when presenting your testimony and if your point has already been made, it is not necessary to repeat it. Each of these points is recorded and will be considered as the Plan Commission develops findings of fact and a recommendation or recommendations. • You may provide your testimony in written form, but such written testimony must be presented to the Plan Commission secretary or the designated representative prior to the closing of this hearing. • After the process is completed and everyone wishing to present testimony has spoken, the Commission will then decide whether it has heard adequate testimony in order to make a decision. If it has, the public hearing will be closed. After a public hearing is closed the Plan Commission will refrain from receiving any additional testimony either for or against the petition. There is one exception to this rule. • City staff will submit a report based on the testimony presented at the hearing. This report will consider comments or concerns from all City Departments such as the Fire Department, Public Works Department or the Engineering Department.  PLAN COMMISSION MINUTES City of Geneva 109 James Street - City Council Chambers Meeting #1157– August 13, 2015 Chairman Rogers called the Plan Commission meeting to order at 7:00 p.m. Roll call followed: Present: Commissioners Case, Dziadus, Erickson, Leidig, Mead, Stevenson, Stocking, Chairman Rogers Absent: Commissioner Evans Others Present: Community Development Planner Paul Evans; Recording Secretary Celeste Weilandt Public Present: None _________________________________________________________________________________ Approval of the June 25, 2015 Meeting Minutes – Motion to approve by Case, seconded by Mead. Motion carried by voice vote of 8-0. Approval of the July 9, 2015 Meeting Minutes – Motion to approve by Case, seconded by Dziadus. Motion carried by voice vote of 8-0. Public Hearing Chairman Rogers opened up the public hearing for the following case: 4.A. Zoning Ordinance Text Amendment. Request to amend Section 11-2-2 (Definition of Words and Terms) related to the definition of the term “Garage Sale” and Section 11-3-8 (Temporary Uses and Events) related to the regulation of garage sales. Applicant: City of Geneva. Mr. Evans reported a public notice was published on July 28, 2015 for this meeting. This request, as summarized, came out during a policy discussion at the Committee of the Whole after complaints had been received about properties running garage sales on a routine basis. Therefore, the city needed some definitions and regulations to enforce garage sales. Proposed is a duration limit of a maximum of three days and no more than three times per calendar year. No city permit would be required for a garage sale. Mr. Evans referenced the research he did to come up with the definition and regulations for garage sales. Commissioner Erickson inquired as to who would track the three times per year limit, wherein Mr. Evans said it would be complaint-driven and most likely by the neighbors. Mr. Evans stated the new policy was worth trying for now and the commission could review any issues in the future. Commissioner Case asked that the posting of garage sales signs be changed from the hours of 8:00 a.m. to 6:00 p.m. to 8:00 a.m. to 4:00 p.m. Other commissioner did not see an issue with the recommendation, noting the signs would have to be picked up earlier. Referring to the staff report, Commissioner Mead questioned whether the text needed to restrict residential users from operating garage sales in any zoning district because residences existed in commercial districts, i.e., an apartment above a store. Discussion followed on the various scenarios that could arise. Furthermore, it was pointed out that apartments above commercial uses were also restricted by their lease. Upon further consideration, Mr. Evans decided to leave the text for now and if it became an issue, the text could be reviewed in the future. Geneva Plan Commission -2- August 13, 2015 Motion by Commissioner Mead, seconded by Commissioner Case to close the public hearing. Motion carried by voice vote of 8-0. Motion by Commissioner Case, seconded by Erickson to waive the bifurcated process and vote on the matter. Motion carried by voice vote of 8-0. Commissioner Mead made a motion to approve the request to amend Section 11-2-2 (Definition of Words and Terms) related to the definition of the term “Garage Sale” and Section 11-3-8 (Temporary Uses and Events) related to the regulation of garage sales and include the definitions and regulations in staff’s report. Commissioner Leidig seconded the motion. Roll call: Aye: Case, Dziadus, Erickson, Leidig, Mead, Stevenson, Stocking, Rogers Nay: None MOTION CARRIED. VOTE: 8-0 Public Comment – None Other Business – Planner Evans updated the commissioners on the following projects: Meadowbrook, the Marquette project (7th and State Street), Dunkin Donuts, the Madeline Roth project (Ray Street subdivision), and the 4th Street parking garage project. Havlicek was proposing a subdivision at Western and South Streets and a Riverbank of Geneva townhome proposal was being planned, which staff was still working on an emergency access to the site. Staff was also getting ready to post a public notice for a sign variation being requested by Fidelity Investments, located at Fargo and Randall Road (NE corner). Fidelity is seeking approval for a third wall sign. Lastly, a duplex project was being proposed at Western and Country Squire. In general, Mr. Evans stated that many of the phone calls he has received pertain to in-fill lot activity. Adjournment Meeting was adjourned at 7:25 p.m. on motion by Commissioner Case, seconded by Commissioner Leidig. Motion carried unanimously by voice vote of 8-0. Community Development Department Report CITY OF GENEVA PLAN COMMISSION AGENDA ITEM 4A SIGN VARIATION SEPTEMBER 10, 2015 987 S Randall Rd. Applicant Charley Schalliol, SES for Fidelity Investments Location 987 S. Randall Rd Request Increase the allowable area of the directional signs from 3 square feet to 7.88 square feet and to increase the number of facade signs from two (2) to three (3) Recommendation Staff will provide a recommendation at the conclusion of the public hearing Figure 1. Location Map. Prepared by Geneva Planning Division, August 2015. Staff Liaison Paul Evans BACKGROUND/PROPERTY INFORMATION City Planner The property, 987 S. Randall Road, is located on the northeast Phone: (630) 232-0818 corner of Randall Road and Fargo Boulevard. The tenant, Fidelity Email: pevans@geneva.il.us Investments, will occupy the space previously occupied by Lighting Options in the westernmost portion of the multi-tenant retail building. The applicant is seeking additional wall signage to counter hindered visibility caused by landscaping and the Eagle Brook monument sign. The applicant is also requesting larger directional signage to aid customers in wayfinding. Please see the attached photographs and sign plan. This property is located within the Eagle Brook Planned Unit Development (Ordinance 95-53) which established specific standards for façade signs. The planned unit development (PUD) allows for façade signs on two sides of the building, provided that no signs shall face east toward the residential area. The size of each  Agenda Item 4A Page 2 of 4 Sign Variation: 987 S. Randall Rd. sign allowed is two square feet per lineal footage of a building, not to exceed 300 square feet. The proposed façade signs comply with the maximum allowable sign area. However, the applicant would like to have 3 façade signs, one on the north, south, and west facades. Therefore, the applicant is requesting a sign variation to increase the number of allowable façade signs from two (2) to three (3). The PUD does not establish specific regulations for directional signs, therefore, the current sign regulations set forth in the Zoning Ordinance apply. The City does not restrict the number of directional signs a property can have. Directional signs may be up to 3 square feet in area and do not require a permit from the City to install. The applicant would like to install two directional signs that each have an area of 7.88 square feet. Therefore, the applicant is requesting a sign variation to increase the allowable area of directional signs from 3 square feet to 7.88 square feet. SIGN TYPE NUMBER NUMBER AREA PERMITTED PER SIGN AREA PROPOSED PERMITTED PROPOSED PER SIGN Façade Signs 2 3 Two (2) square feet per lineal 30.02 sq. ft. footage of a building, not to exceed three hundred (300) square feet. Directional Signs N/A 2 3 sq. ft. 7.88 sg. ft. Table 1. Comparison of permitted signs to proposed signs. Fidelity Investments, 987 S. Randall Rd. Prepared by Geneva Planning Division, August 2015. REQUEST Request for sign variations, pursuant to Section 11-14-5A of the Geneva Zoning Ordinance and Eagle Brook Planned Unit Development Ordinance 95-53, to increase the allowable area of the directional signs from 3 square feet to 7.88 square feet and to increase the number of facade signs from two (2) to three (3). REVIEW COMMENTS Sign Variation Standards – Findings of Fact Staff has evaluated the requested Sign Variations in relation to the five (5) sign variation standards the Plan Commission uses in formulating it findings of fact, as set forth in Section 11-14-5A (G) of the Zoning Ordinance. The staff analysis below is based on the information and documents provided by the applicant and staff’s review of the request. Based on evidence and testimony provided at the public hearing, the Plan Commission may choose to use the staff analysis in formulating its findings of fact, or formulate its owns findings. The applicant has also prepared a response to the five (5) sign variation standards, attached to this report for your review and consideration. 1. General Standard: Carrying out the strict letter of the regulations set forth in chapter 12 (Signs) would create a particular hardship or a practical difficulty not caused by an act or omission of the applicant. Façade Signs: Fidelity Investments is set to occupy the westernmost portion of the building. The particular hardship that faces this tenant space is the limited visibility the site has to the roadway due to existing landscaping and Eagle Brook monument sign. This high visibility location on the corner of Randall Road and Fargo Boulevard has three exposed facades; north (to the tenant parking  Agenda Item 4A Page 3 of 4 Sign Variation: 987 S. Randall Rd. lot and main entrance to tenant space), west (facing Randall Road), and south (facing Fargo Boulevard). The visibility of the west facade is obscured by the Eagle Brook monument sign and landscaping that severely limits its visibility to the intersection. The applicant also has a freestanding sign on Randall Road which is partially obscured by landscaping. Additional signage is being requested to offset this signage and building screening as a hardship. Directional Signs: The tenant space does have limited visibility from multiple directions and there is only one access point for the site. Directional signs are erected for the convenience of the public, such as identifying entrances, exits, parking areas, no-parking areas, restrooms, public telephones, walkways, and similar features or facilities. The message on the directional signs appears to be achievable within the 3 square feet allowed by Ordinance. 2. Unusual Physical Limitations: The subject property or the structure on which the sign is proposed to be located is burdened with an unusual physical limitation, such as an irregular shape, unusual geographic location, exceptional topographical feature, or other extraordinary physical condition, that is particular to the subject property and that is more than merely an inconvenience or cost consideration to the applicant. Façade Sign: The tenant space in which Fidelity Investments is scheduled to occupy is burdened with an unusual physical limitation as well as hindered visibility due to existing landscaping. The building has very limited area where façade signs can be placed due to the amount and size of the windows. A large portion of the area where façade signs can be placed on the west façade is blocked by existing tree growth and the Eagle Brook monument sign. The building will have to be modified by bricking in some of the window space to accommodate the proposed 30.02 square foot signs being proposed. The current design of the building, the landscaping, and the Eagle Brook monument sign all physically limit the amount of signage and visibility of the tenant space. Directional Signs: The curvature of the roadway and the existing landscaping limit the view of the parking lot entrance to the tenant space from the intersection at Randall Road and Fargo Boulevard. Directional signs would help motorists find the applicant’s location. However, the proposed directional sign information does appear to fit within the 3 square feet allowed by Ordinance. 3. Adverse Impacts: The variation, if granted, would have no adverse impact on any abutting or adjacent property and no adverse impact on the essential character of any part of or all the neighborhood of the subject property. Façade Sign: The sign variation would have no adverse impact on the abutting or adjacent properties nor would it impact the essential character of the neighborhood or community. Directional Signs: As a single request, the sign variation would not likely have an adverse impact on the abutting or adjacent properties nor would it impact the essential character of the neighborhood or community. However, granting the sign variation could set a precedent and prompt other business establishments to request larger directional signs. Larger directional signs throughout the Eagle Brook Planned Unit Development and other centers along the Randall Road corridor would have an adverse impact on the character of the area. 4. Public Health And Safety: The variation, if granted, would have no adverse impact on, and would not endanger, the public health or safety.  Agenda Item 4A Page 4 of 4 Sign Variation: 987 S. Randall Rd. Façade Sign: The requested sign variation would not have an impact on, or endanger the public health and safety. Directional Signs: The requested sign variation would not have an impact on, or endanger the public health and safety. 5. Minimum Variation: The variation requested is the minimum variation necessary for the reasonable use of the land. Façade Sign: The requested sign variation for the additional facade sign is minimal as they are only seeking one (1) additional sign and the requested sign area is significantly less than the square footage that is allowed. Per the Ordinance the applicant would be allowed 185.60 square feet on the west facade; the proposed total for all three (3) signs proposed by the applicant is 90.06 square feet. The signage area requested is minimal compared to what would be allowed on the building. Alternatively, the applicant could re-landscape and/or relocate the existing freestanding sign and use window signage for the north elevation. The proposed north façade sign could then be moved to the west elevation, thereby eliminating the need for a variation. Directional Signs: The applicant is requesting to more than double the size of the directional signs from 3 square feet to 7.88 square feet. The information on the proposed signs appears to fit comfortably within the 3 square feet allowed by Ordinance and would still be visible from Fargo Boulevard. RECOMMENDATION Staff will provide a recommendation at the conclusion of the public hearing. REVIEW/APPROVAL PROCESS: NEXT STEPS* 1. September 28, 2015 – Committee of the Whole review and recommendation to City Council 2. October 5, 2015 – City Council consideration of request *This timeline is provided for informational purposes only, exact dates are subject to change. ATTACHMENTS Response to Sign Variation Standards – Charley Schalliol Proposed Sign Plan – prepared by Charley Schalliol  VARIANCE SUBMITTAL 987 South Randall Rd. Geneva, IL August 20, 2015 Ph: 1 . 888 . 276 . 7107 | Fax: 1 . 574 . 237 . 6166 | www.siteenhancementservices.com  AERIAL / PROPOSED SIGNAGE Proposed: Proposed: 29" Logo Set, 30.02 SF Directional Sign, 7.88 SF Variance Required Proposed: 29" Logo Set, 30.02 SF Variance Required Proposed: Directional Sign, Proposed: 7.88 SF Directional Signs, Proposed: 7.88 SF Each 29" Logo Set, 30.02 SF Ph: 1 . 888 . 276 . 7107 | Fax: 1 . 574 . 237 . 6166 | www.siteenhancementservices.com Page 2 of 18  AERIAL / PROPOSED SIGNAGE 89'-7 1/2" 92'-8 1/4" 99'-6 3/4" Ph: 1 . 888 . 276 . 7107 | Fax: 1 . 574 . 237 . 6166 | www.siteenhancementservices.com Page 3 of 18  TRAFFIC PATTERNS / SITE ENTRANCE - Vehicles Traveling Eastbound on Fargo Blvd. - Vehicles Traveling Westbound on Fargo Blvd. - Vehicles Traveling Southbound on Randall Rd. - Vehicles Traveling Northbound on Randall Rd. Ph: 1 . 888 . 276 . 7107 | Fax: 1 . 574 . 237 . 6166 | www.siteenhancementservices.com Page 4 of 18  SITE VISIBILITY Code Allowed Signage Proposed Signage - Visibility of Signage Ph: 1 . 888 . 276 . 7107 | Fax: 1 . 574 . 237 . 6166 | www.siteenhancementservices.com Page 5 of 18  PROPOSED SIGNAGE - NORTH ELEVATION Proposed Signage 11'-10 ¾" Location of Sign 30 ¼" 29" 19 7/8" Scale: 3/8"= 1' 29" Logo Set - Type A Utilized Square Footage: 30.02 *Nighttime Illumination Ph: 1 . 888 . 276 . 7107 | Fax: 1 . 574 . 237 . 6166 | www.siteenhancementservices.com Page 6 of 18  PROPOSED SIGNAGE - SOUTH ELEVATION Proposed Signage: Variance Requested Allowed square footage for elevation: 199.0 11'-10 ¾" Square footage of proposed sign: 30.02 Percentage of allowed SF used: 15.1% 30 ¼" 29" 19 7/8" Scale: 3/8"= 1' 29" Logo Set - Type A Location of Sign Utilized Square Footage: 30.02 *Nighttime Illumination Ph: 1 . 888 . 276 . 7107 | Fax: 1 . 574 . 237 . 6166 | www.siteenhancementservices.com Page 7 of 18  PROPOSED SIGNAGE - WEST ELEVATION Proposed Signage Allowed square footage for elevation: 185.37 11'-10 ¾" Square footage of proposed sign: 30.02 Percentage of allowed SF used: 16.2% 30 ¼" 29" 19 7/8" Location of Sign Scale: 3/8"= 1' 29" Logo Set - Type A Utilized Square Footage: 30.02 *Nighttime Illumination Ph: 1 . 888 . 276 . 7107 | Fax: 1 . 574 . 237 . 6166 | www.siteenhancementservices.com Page 8 of 18  PROPOSED SIGNAGE - ENTRANCE DIRECTIONAL Proposed Signage 2'-3" 3" Entrance Entrance 3'-6" Location of Sign Directional Sign Scale: ¾"=1' Utilized Square Footage: 7.88 Ph: 1 . 888 . 276 . 7107 | Fax: 1 . 574 . 237 . 6166 | www.siteenhancementservices.com Page 9 of 18  PROPOSED SIGNAGE - PARKING LOT DIRECTIONAL Proposed Signage: Variance Requested 2'-3" 3" Visitor 3'-6" Location of Sign Parking Directional Sign Scale: ¾"=1' Utilized Square Footage: 7.88 Ph: 1 . 888 . 276 . 7107 | Fax: 1 . 574 . 237 . 6166 | www.siteenhancementservices.com Page 10 of 18  PARKING LOT DIRECTIONAL - CODE ALLOWED VS. PROPOSED Code Allowed Signage (3.0 SF) Proposed Signage (7.88 SF) Ph: 1 . 888 . 276 . 7107 | Fax: 1 . 574 . 237 . 6166 | www.siteenhancementservices.com Page 11 of 18  APPROACHING VIEWS - SOUTHBOUND - Approx. Location of Photograph - Location of Site Ph: 1 . 888 . 276 . 7107 | Fax: 1 . 574 . 237 . 6166 | www.siteenhancementservices.com Page 12 of 18  APPROACHING VIEWS - EASTBOUND - Approx. Location of Photograph - Location of Site Ph: 1 . 888 . 276 . 7107 | Fax: 1 . 574 . 237 . 6166 | www.siteenhancementservices.com Page 13 of 18  APPROACHING VIEWS - NORTHBOUND - Approx. Location of Photograph - Location of Site Ph: 1 . 888 . 276 . 7107 | Fax: 1 . 574 . 237 . 6166 | www.siteenhancementservices.com Page 14 of 18  APPROACHING VIEWS - WESTBOUND - Approx. Location of Photograph - Location of Site Ph: 1 . 888 . 276 . 7107 | Fax: 1 . 574 . 237 . 6166 | www.siteenhancementservices.com Page 15 of 18  APPROACHING VIEWS - PARKING LOT - Approx. Location of Photograph - Location of Site Ph: 1 . 888 . 276 . 7107 | Fax: 1 . 574 . 237 . 6166 | www.siteenhancementservices.com Page 16 of 18  NEARBY SIGNAGE Approx. Address: Approx. Address: 1102 Commons Dr. 802 Commons Dr. Approx. Address: 902 Commons Dr. Approx. Address: 602 Commons Dr. Ph: 1 . 888 . 276 . 7107 | Fax: 1 . 574 . 237 . 6166 | www.siteenhancementservices.com Page 17 of 18  B SIGN DETAILS 1" thick routed clear plex ASSEMBLED LETTER A C E pushed 11/16" past letter return D A B C D E SF (ExB) 29" 11'-10 3/4" 19 7/8" 3 1/2" 30 1/4" 30.02 Sign components to be in strict compliance with all UL standards. Mill finish on acrylic edge "INVESTMENTS" letters are fabricated from 1 ½" thick solid plex. Channels are routed into 3 ½" deep aluminum 3M #3630-20 Translucent plex and LED units are mounted return painted Akzo Nobel White Vinyl applied first to letter backs. A 3/8" white PI-3435 Green surface acrylic face fits within the channel Note: LED patterns shown in letters and logo are for and pushes 1/4" past the letter representational purposes only. Exact LED arrays to be return. per Sloan's recommendation and to provide even illumination across faces without visible hot spots or 3 1/2" shadows. 11/16" 1/2" All 1 1/2" letters to be mounted 1/2" off wall (matching depth from wall of "FIDELITY" letters and disc). Sign is intended to be installed in accordance with the requirements of article 600 of the National Electrical Code and/or applicable local codes. This includes proper Mounting varies grounding and bonding of the sign. Power supply 3 1/2" deep aluminum return painted PPG 25426 Gold (Metallic) Mill finish on acrylic edge 3M Gold Nugget vinyl ASSEMBLED LOGO 3/8" flexible conduit Primary electrical source Listed disconnect switch Exact mounting method to be determined on a site by site basis. Mechanical fasteners must be corrosion resistant. Sloan Great White 3 1" thick routed clear plex 3M 3630-22 Translucent **Light diffuser film to be utilized as required LED unit pushed 11/16" past return White Vinyl for proper illumination Ph: 1 . 888 . 276 . 7107 | Fax: 1 . 574 . 237 . 6166 | www.siteenhancementservices.com Page 18 of 18  Statement of Justification Address: Fidelity Investments - 987 South Randall Road 1. General Standard: Carrying out the strict letter of the regulations set forth in Chapter 12 (SIGNS) would create a particular hardship or a practical difficulty not caused by an act or omission of the applicant. - The signage that is requested as part of this application will allow a unique hardship that is associated with this building, and specifically this tenant space to be alleviated. Fidelity Investments is set to occupy the western most portion of a multi-tenant retail building that is located directly adjacent to South Randall Road as well as Fargo Boulevard. The unique hardship that faces this tenant space is due to the proximity of the adjacent roadways, number of exposed facades to the motoring public, and the number of travel paths in which people can arrive to the intersection and ultimately the site. Being in the western most tenant space of the subject building, Fidelity Investments will have exposed facades facing North (to the parking lot/main entrance into tenant space), to the West (facing South Randall Road), and to the South (facing Fargo Boulevard). All (3) elevations require signage, not only for identification of the business, but also for assistance in guiding motorists to their desired destination. While this tenant space is located closest to the roadways, it is the furthest tenant space away from the only actual ingress/egress into the center that is located off of Fargo Boulevard. This positioning requires a significant investment by the public to navigate to the entrance to the tenant space. The signage that is requested in this application will ensure that wayfinding elements are available and ease the burden of navigation to this business. Based on the surrounding roadway system, motorists can arrive to the intersection (and ultimately our tenant space) from all (4) directions. Advance notification of this business is critical to ensure that motorists are able to execute the necessary traffic maneuvers in a safe manner once they interpret the message of the displayed signage. Again, this is not a normal situation where the front door of the business faces a main road with a direct access point from the road into a parking area. People are going to have to use the signs that are displayed to make logical assumptions on where to enter onto the property and then locate the main entrance into the tenant space. The signs requested will assist in that endeavor no matter what direction the motorist is traveling. 2. Unusual Physical Limitations: The subject property or the structure on which the sign is proposed to be located is burdened with an unusual physical limitation, such as an irregular shape, unusual geographic location, exceptional topographical feature, or other extraordinary physical condition, that is particular to the subject property and that is more than merely an inconvenience or cost consideration to the applicant. - The tenant space in which Fidelity Investments is scheduled to occupy is unique due to the proximity to South Randall Road and Fargo Boulevard, the amount (in number and size) of visible façades, as well as the visibility corridors that have been created due to proximity to  the intersection, landscaping, and multiple travel patterns in which motorists can arrive at this location. Other businesses in the area have some of the previously identified hardships present on their property, but the combination of all of instances listed above work to create a unique situation that occurs only at this property. This application is centered on the need to assist potential cliental to our front door in a safe, aesthetic, and appropriate manner. The additional façade sign that is requested will allow for this goal to be achieved, and the directional sign that is non-illuminated and placed within the parking area is only intended for use by those already in the bounds of the property. 3. Adverse Impacts: The variation, if granted, would have no adverse impact on any abutting or adjacent property and no adverse impact on the essential character of any part of or all the neighborhood of the subject property. - The relief that is requested will not have an adverse impact on any abutting/adjacent property or the essential character of the neighborhood and community. This request will only have a positive impact on the commercial nature of this center/corridor as well as the safe vehicular travel of the motorists on the adjacent roadways. If granted, this application will allow for this commercial business to have commercial signs that are visible and will allow for those traveling on the roadways to utilize the signs as wayfinding tools in locating their desired destination. Safe roadways and the elimination of lost or confused motorists is a benefit to all traveling in or around this corridor whether looking for the Fidelity Investments or not. In addition, the surrounding businesses in this area and within this center will benefit from a properly identified Fidelity Investment. Fidelity Investments draws people into the community that may not have had other reason to visit this section of Geneva. Additional exposure to new clientele combined with the number of new associates that Fidelity Investments will be hiring at this facility combine to create additional opportunities for surrounding businesses. Also, Fidelity Investments is not proposing any signs as part of this application that will have any impact on any residentially zoned property. 4. Public Health And Safety: The variation, if granted, would have no adverse impact on, and would not endanger, the public health or safety. - The elements requested in this application will NOT adversely impact or endanger the public health or safety of the community or surrounding area. The signage that is requested will allow clarity of location and assistance in wayfinding in and through this corridor. Allowing for motorists to have information in advance of required traffic maneuvers and alleviating confusion or unnecessary scanning of the retail environment will only benefit the public health and welfare of the community. In addition, this area is a major commercial corridor within the City of Geneva. Allowing a business such as Fidelity Investments the opportunity to properly notify itself within the corridor will reinforce the classification of the property and the commercial integrity of this corridor. 5. Minimum Variation: The variation requested is the minimum variation necessary for the reasonable use of the land. - This application does not represent a request for signage that is excessive. If fact, the signage that is requested is significantly under the overall square-footage of signage allowed for this tenant space. This application is seeking the ability to transfer unused square-footage from either one of the street facing facades to allow for a (3rd) sign to be placed on an exposed façade. The PUD only allows for signage to be placed on (2) facades with a 2 sqft to 1 sqft calculation up to a maximum of 300 sqft. The total square-footage of the (3) façade signs requested totals 90.6 sqft in area. This total is only a percentage of the allowed square- footage for either the South or West elevation. The directional sign that is requested is also a minimal request. The placement that is requested dictates that there will be no off-site impact of the sign and the lack of illumination also ensures that this sign is only intended for wayfinding purposes. This center has a complex shared parking field and motorists once on property need to know where to navigate their vehicle in order to ensure that they do not impede on the effectiveness of the ingress/egress pathways of other motorists. In addition, the sign size requested will ensure that the no mounding of snow will block the message of the sign during the winter months.