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Home My WebLink AboutG52-01 Ordinance No. G52-01 AN ORDINANCE GRANTING A CONDITIONAL USE FOR A MASTER SIGNAGE PLAN (1475 Larkin Avenue) WHEREAS, written application has been made for a conditional use for a master signage plan for property located within the CF Community Facility District at 1475 Larkin 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 June 6, 2001, 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 a conditional use for a master signage plan for property located at 1475 Larkin Avenue and legally described as follows : PARCEL ONE: PART OF THE SOUTHWEST QUARTER OF SECTION 15, TOWNSHIP 41 NORTH, RANGE 8 EAST OF THE THIRD PRINCIPAL MERIDIAN, DESCRIBED AS FOLLOWS : BEGINNING AT THE INTERSECTION OF THE EAST LINE OF SAID SOUTHWEST QUARTER WITH THE CENTER LINE OF LARKIN AVENUE; THENCE SOUTHWESTERLY ALONG THE CENTER LINE OF LARKIN AVENUE A DISTANCE OF 1, 000 . 0 FEET; THENCE SOUTHERLY PARALLEL WITH THE EAST LINE OF SAID SOUTHWEST QUARTER A DISTANCE OF 1, 818 . 62 FEET MORE OR LESS TO A POINT IN THE NORTH LINE OF ERIE STREET EXTENDED WESTERLY; THENCE EASTERLY ALONG THE NORTH LINE OF ERIE STREET EXTENDED A DISTANCE OF 969 . 73 FEET MORE OR LESS TO THE EAST LINE OF SAID SOUTHWEST QUARTER; THENCE NORTHERLY ALONG THE EAST LINE OF SAID SOUTHWEST QUARTER A DISTANCE OF 2, 052 . 8 FEET TO THE PLACE OF BEGINNING, SITUATED IN ELGIN TOWNSHIP, KANE COUNTY, ILLINOIS, CONTAINING 43 . 169 ACRES MORE OR LESS . PARCEL 2 : OF THAT PART OF THE SOUTHWEST QUARTER OF SECTION 15, TOWNSHIP 41 NORTH, RANGE 8 EAST OF THE THIRD PRINCIPAL MERIDIAN, DESCRIBED AS FOLLOWS : CONNECTING AT THE INTERSECTION OF THE EAST LINE OF SAID SOUTHWEST QUARTER WITH THE SOUTHERLY LINE OF U. S . ROUTE 20 (LARKIN AVENUE) ; THENCE SOUTHWESTERLY, ALONG THE SOUTHERLY LINE OF LARKIN AVENUE, A DISTANCE OF 900 . 0 FEET FOR THE PLACE OF BEGINNING; THENCE CONTINUING SOUTHWESTERLY ALONG THE SOUTHERLY LINE OF LARKIN AVENUE, A DISTANCE OF 10 . 0 FEET; THENCE SOUTHEASTERLY AT RIGHT ANGLES TO THE LAST DESCRIBED COURSE A DISTANCE OF 30 . 0 FEET; THENCE NORTHEASTERLY, PARALLEL WITH THE SOUTHERLY LINE OF LARKIN AVENUE, A DISTANCE OF 28 . 0 FEET; THENCE NORTHWESTERLY, ALONG A LINE WHICH FORMS AN ANGLE OF 97 DEGREES, 53 MINUTES TO THE LEFT WITH THE PROLONGATION OF THE LAST DESCRIBED COURSE, A DISTANCE OF 131 . 24 FEET TO THE PLACE OF BEGINNING. BEING SITUATED IN THE CITY OF ELGIN, KANE COUNTY, ILLINOIS, AND CONTAINING . 957 ACRES MORE OR LESS . be and is hereby granted subject to the following conditions : 1 . Substantial conformance with the Statement of Purpose and Conformance submitted by Alfred J. Kirkland, dated April 23 , 2001 . 2 . Substantial conformance with the Elevation and Site Plan, submitted by White Way Sign Company, dated June 21 , 2001 (final revision date) . 3 . Freestanding signs shall be limited to the existing sign located at the access drive near the football fields along McLean Boulevard and the proposed sign detailed within the Elevation and Site Plan, submitted by White Way Sign Company, dated May 19, 2000 . 4 . The proposed sign shall be designed so that it is a monument style sign, or designed so that a solid screen of landscaping is provided and maintained at the base of the sign. 5 . The landscaping in the area surrounding the sign shall be well maintained and kept free of weeds . 6 . The new sign shall be no larger than the existing sign, and shall not exceed 814" feet in height and 1513 " in width for a total of 125 square feet of surface area. 7 . Compliance with all other 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. Ed Schock, Mayor Presented: July 11, 2001 Passed: July 11, 2001 Omnibus Vote : Yeas : 7 Nays : 0 Recorded: July 12, 2001 Published: Attest : N/Oyt,� Dolonna Mecum, City Clerk June 6, 2001 F FINDINGS OF FACT Zoning and Subdivision Hearing Board City of Elgin, Illinois SUBJECT Consideration of Petition 27-01 Requesting a Conditional Use for a Master Signage Plan to Allow for the Alteration of an Existing Nonconforming Sign;Property Located at 1475 Larkin Avenue,by Larkin Alumni Association, as Applicant, and School District U-46, as Owner. BACKGROUND Requested Action: Conditional Use for a Master Si¢naQe Plan Current Zoning: CF Communily Facility District Existing Use: Hi h School Property Location: 1475 Larkin Avenue Applicant: Larkin Alumni Association Owner: School District U-46 Staff Coordinator: Lauren Kieck 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. Statement of Purpose and Conformance (see attached) F. Draft Conditional Use Ordinance (see attached) Exhibit A Findings of Fact Zoning and Subdivision Hearing Board Petition 27-01 June 6, 2001 BACKGROUND An application has been filed by the Larkin Alumni Association,requesting a conditional use for a master signage plan in a CF Community Facility District. The subject property is located at 1475 Larkin Avenue(reference exhibits A, B, C, and D). The Larkin Alumni Association would like to give Larkin High School a new identification sign located at the southwest corner of Larkin Avenue and McLean Boulevard. The applicant proposes to keep the masonry support columns of the existing sign and replace the existing sign cabinets with a modem new sign. The changeable copy portion of the sign will be replaced with an electronically driven message center that will be used for the announcement of school and community events. Electronically driven message centers are typically permitted only in the AB Area Business District and the CC1 Center City District. The proposed sign will contain a total of 153 square feet of surface area and will measure 10 feet in height by approximately.15 feet in width,but will not meet the strict requirements of the zoning ordinance. Therefore,the sign can only be approved through the master signage plan process (reference exhibits E and F). In most nonresidential zoning districts, freestanding signs may contain up to 80 square feet of surface area. If the property has more than 300 feet of street frontage,up to 3 of the allowable signs may be combined for one sign not to exceed 240 square feet in surface area. In the CF District,the maximum allowable size for a sign is 60 square feet in all cases,but the property is eligible for one 60 square foot sign for each. 150 linear feet of frontage on public rights of way. The subject property contains a combined total of 3,030 linear feet of frontage on a public right of way. Therefore, the subject property is eligible for up to a total of 20 signs, each containing up to 60 square feet of surface area(resulting in a total of 1,200 square feet of surface area). If this petition is approved,the applicant will waive their right to any additional freestanding signs located on site with the exception of one other sign that is currently located at the entrance to the football fields along McLean Boulevard. FINDINGS After due notice, as required by law, the Zoning and Subdivision Hearing Board held a public hearing in consideration of Petition 27-01 on May 16, 2001. The applicant testified at the public hearing and presented documentary evidence in support of the application. No objectors to the petition spoke at the public hearing. Written correspondence has.been submitted. The Community Development Group has submitted a Conditional Use Review dated April 20, 2001. The Zoning and Subdivision Hearing Board has made the following findings: A. Zoning History Findings. The subject property was zoned in the following classifications for the years indicated: -2- Findings of Fact Zoning and Subdivision Hearing Board Petition 27-01 June 6, 2001 1927 Out of City 1950 Out of City 1962 R2 Single Family Residence District 1992 R2 Single Family Residence District Present CF Community Facility District B. Surrounding Land Use and Zoning Findings. Directly north of the subject property,and located at the northwest corner of McLean Boulevard and Larkin Avenue, is an MFR Multiple Family Residence District developed with apartments.Further west along the north side of Larkin Avenue is an AB Area Business District developed with a mix of commercial land uses. The southerly, easterly, and westerly property lines are bounded by residence conservation districts developed with single family residences. Also adjacent to the westerly lot line of the subject property is a CF Community Facility District developed with a church. C. Trend of Development Findings. The subject property is located at the intersection of McLean Boulevard and Larkin Avenue within an area that is developed predominantly with residential dwellings. Directly to the northwest of the subject property is a commercial area that is developed with various services and retail land uses. D. Zoning District Findings. The purpose of the CF 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 requirements for site design of community facilities. E. Comprehensive Plan Findings. The subject property is designated"Community Facility" by the Official Comprehensive Plan of Elgin. F. Site Characteristics Standard. The suitability of the subject property for the intended conditional use with respect to its size; shape; significant natural features including topography,watercourse and vegetation; and existing improvements. Findings. The subject property is suitable for the intended conditional use with respect to the site characteristics standard. The subject property is a regularly shaped parcel containing approximately 44 acres of area. The subject property is currently developed with a high school, off street parking facilities, and outdoor athletic facilities. There is an existing nonconforming sign located at the southwest comerofMcLean Boulevard and Larkin Avenue(which the applicant is proposing to replace in association with this petition), and a conforming monument style sign containing 36 square feet of surface area located at an access drive near the football fields. There are no significant natural features on site. -3- Findings of Fact Zoning and Subdivision Hearing Board Petition 27-01 June 6, 2001 G. Sewer and Water Standard. The suitability of the subject property for the intended conditional use with respect to the availability of adequate municipal water, wastewater treatment, and storm water control facilities. Findings. The subject property is suitable for the intended conditional use with respect to the availability of adequate municipal water,wastewater treatment,and storm water control facilities. The subject property is served with municipal water,sanitary sewer,and storm water control facilities. H. Traffic and Parking Standard. The suitability of the subject property for the intended conditional use with respect to the provision of safe and efficient on-site and off-site vehicular circulation designed to minimize traffic congestion. Findings. The subject property is suitable for the intended conditional use with respect to the provisions of safe and efficient on-site and off-site vehicular circulation designed to minimize traffic congestion. The subject property has street frontage along Larkin Avenue and McLean Boulevard. These streets are considered arterial roads and serve the west side of the city. Off-street parking is provided in conformance with the off-street parking ordinance. I. Location,Design,and Operation Standard. The suitability of the subject property for the intended conditional use with respect to it being located, designed, and operated so as to promote the purpose and intent of the zoning ordinance. Findings. The subject property is suitable for the intended conditional use with respect to it being located,designed,and operated so as to promote the purpose and intent of the zoning ordinance. The proposed master signage plan will allow the applicant to alter the existing nonconforming sign. The intent of the proposed alteration is to update and improve the existing sign. No evidence has been found that the proposed sign will be located,designed, and operated in a manner that creates undue detrimental influence on the surrounding properties. `�» -4- Findings of Fact Zoning and Subdivision Hearing Board .. Petition 27-01 June 6, 2001 MITIGATION STANDARD The approval of a conditional use for a master signage plan is subject to the condition that the requested departures are mitigated by an equivalent and more restrictive application of other regulations of the ordinance. Findings. It is the opinion of the Zoning and Subdivision Hearing Board that the proposed mitigation is sufficient for the requested conditional use for a master signage plan. The subject property qualifies for a total of 20 signs,resulting in a combined total of 1,200 square feet of surface area. In exchange for the granting of this variation, the owner has agreed to limit the allowable signage on site to the proposed 153 square foot sign and one additional sign currently located near the football fields containing 36 square feet in surface area. The applicant is proposing to limit the total allowable signage to only two signs containing a total of 16%(189 square feet)of the allowable surface area of all signs permitted on site. 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. 1. Location, Operation, and Design. The proposed master signage plan will allow the applicant to alter the existing nonconforming sign. The intent of the proposed alteration is to update and improve the existing sign. No evidence has been found that the proposed land use will be located, designed, and operated in a manner that creates undue detrimental influence on the surrounding properties. 2. Mitigation. It is the opinion of the Zoning and Subdivision Hearing Board that the proposed mitigation is sufficient for the requested conditional use for a master signage plan. The owner has agreed to limit the allowable signage on site to the proposed 153 square foot sign and one additional sign currently located near the football fields containing 36 square feet in surface area. The applicant is proposing to limit the total allowable signage to only two signs containing a total of 16% (189 square feet) of the allowable surface area of all signs permitted on site. 3. General. The proposed master signage plan represents a compromise between what is permitted by right within the sign ordinance, and the applicant's desire to update the existing sign located on site. The proposed sign only represents a small fraction of the maximum allowable surface area of all signs that could be permitted on this -5- Findings of Fact Zoning and Subdivision Hearing Board Petition 27-01 June 6, 2001 site. Additionally, the proposed sign is appropriately sized for the large size of the property and is consistent with the scale of existing signs located within the adjacent commercial district. 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 with respect to the requested conditional use for a master signage plan. RECOMMENDATION The Zoning and Subdivision Hearing Board hereby recommends the approval of Petition 27-01. On a motion to recommend approval of Petition 27-01,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 Alfred J. Kirkland, dated April 23, 2001. 2. Substantial conformance with the Elevation and Site Plan, submitted by White Way Sign Company, dated May 19, 2000. 3. Freestanding signs shall be limited to the existing sign located at the access drive near the football fields along McLean Boulevard and the proposed sign detailed within the Elevation and Site Plan, submitted by White Way Sign Company, dated May 19,2000. 4. The proposed sign shall be designed so that it is a m6nmfinent style sign,or designed so that a solid screen of landscaping is provided and maintained at the base of the sign. 5. The landscaping in the area surrounding the sign shall be well maintained and kept free of weeds. 6. The new sign shall be no larger than the existing sign. 7. Compliance with all other applicable codes and ordinances. -6- Findings of Fact Zoning and Subdivision Hearing Board Petition 27-01 June 6, 2001 Therefore, the motion to recommend approval of Petition 27-01 was adopted. Ralph Ti eri, Chairman Zoning and Subdivision Hearing Board a er Kieck, Secretary Zoning and Subdivision Hearing Board -7- 1�. y SUBJECT PROPERTY GS PETITION 27-01 TLETT P h r DEPARTMENT OF CODE ADMINISTRATION AND DEVELOPMENT SERVICES APRIL 14, 2001 soon o soon Feet EXHIBIT A/ LOCATION MAP Q N t/ MFR RB z M n m v AB SUBJECT PROPERTY PETITION 27-01 co n r 1 17 O z D CF m SHULEf L• RCA CF CARR O Q e y c 3 ERIE Ic D D; ca US CF Cc DEPARTMENT OF CODE ADMINISTRATION AND DEVELOPMENT SERVICES APRIL 14,2001 200 u 200 Feet EXHIBIT B /ZONING MAP A N � �� "'� �� ..� � � � �w - . � t � �►r • ,, �� . � � ` � -- ■. �_ _ .�_ _ = ■• �� ' � ■. �� _ <:� y{. .. � > >� .`: .. � a f� ..,,,.. . _ s � �� i � _ � z - .� _ �K r. �� f �'r ' � - ��' S.Ysx 1� L 2�.-� t f�� S y e �- -a . • ' ? 1 �/� � t t _ - ,99 �� . � � � � - .111 lG R-wh � � �^cz a + _J;��,�T�.a��5�_�� f ''tom-�� : �� ..Ir .. a� �.. -- �� -.` A z� �'•=�'? is a � ,. � -u •- ,e.• � -�' - 1 :_-- • '' -_ '�� _�` jig' t"`'�� __ "' � , • .. - PETITION 27-01 LL ,o i'a. - s i �. ,151 "�. , .•.` } :-.i P � � � ' `-�� t}1Yrs�wl 7 ss F.� w W_'�,a•• � '�•-•-•�^�'_�a - ,_ ' i Y l:r �raJ t r� T• a YYY -•-fj--� 1 - , _ .:��f'�b'j~ r�-��- l a `,.-a7r�•�� Via^" Y�tt;, ��w �i � _-� '�=-`_ - !'t-- Y • 7 iEti� - � �; �s ,� - 1• _ i _ ♦ yep..'� '..�r4al_.� -- ■ I.+ ,�-- � -nLf f_ a,�i _ P = t: • � • � - ' .. �...�A n - � t - z s • ' 11 It 1 •1 A