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HomeMy WebLinkAboutG59-02 Ordinance No. G59-02 AN ORDINANCE GRANTING A CONDITIONAL USE FOR A MASTER SIGNAGE PLAN (100 SYMPHONY WAY) WHEREAS, written application has been made for a conditional use for a master signage plan in the PCF Planned Community Facility District at 100 Symphony Way; 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 made by the Zoning and Subdivision Hearing Board, a copy of which is attached hereto and made a part elk hereof by reference as Exhibit A. Section 2 . That a conditional use for a master signage plan in the PCF Planned Community Facility District at 100 Symphony Way and legally described as follows : PARCEL 1 : LOTS 1, 2 , 3 , 4 , 5, 6, 7, 8 , 9 AND 10 OF S . NEWTON DEXTER' S ADDITION TO ELGIN, INCLUDING LOT 314 OF VACATED COUNTY CLERK' S SUBDIVISION; ALL BEING A SUBDIVISION OF THE EAST 1/2 OF THE NORTHEAST 1/4 OF SECTION 14 , TOWNSHIP 41 NORTH, RANGE 8 EAST OF THE THIRD PRINCIPAL MERIDIAN, IN THE CITY OF ELGIN, KANE COUNTY, ILLINOIS (PROPERTY COMMONLY KNOWN AS 160 DOUGLAS AVENUE) . PARCEL 2 : LOTS 48 , 49, 50 , 51, 63 , 64 , 65, 66 , 67 , 69, 71, 72 , 74, 75, 76, 78, 79, 80 , 81, 82 , AND 83 OF P.J. KIMBALL J.R. 'S ADDITION TO ELGIN; INCLUDING VACATED LOT 313 OF COUNTY CLERK'S SUBDIVISION; INCLUDING THE BROOK STREET RIGHT OF WAY LOCATED BETWEEN SYMPHONY WAY AND KIMBALL STREET, AND INCLUDING THE WATER STREET RIGHT OF WAY BETWEEN SOUTH GROVE AVENUE AND BROOK STREET; ALL BEING A SUBDIVISION OF THE EAST 1/2 OF THE NORTHEAST 1/4 OF Y SECTION 14, TOWNSHIP 41 NORTH, RANGE 8 EAST OF THE THIRD PRINCIPAL MERIDIAN, IN THE CITY OF ELGIN, KANE COUNTY, ILLINOIS (PROPERTY COMMONLY KNOWN AS 100 SYMPHONY WAY) be and is hereby granted subject to the following conditions : 1 . Substantial conformance to the signage plan, dated August 16, 2002 . 2 . 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. / A it dA E. Schock, Mayor Presented: September 11, 2002 Passed: September 11, 2002 Omnibus Vote : Yeas : 6 Nays : 0 Recorded: September 12 , 2002 Published: Attest : idAlt.4.4? Dolonna Mecum, City Clerk r ) ice. it 5q- ) ti August 21, 2002 FINDINGS OF FACT Zoning and Subdivision Hearing Board City of Elgin,Illinois SUBJECT Consideration of Petition 38-02 Requesting Conditional Use Approval for a Master Signage Plan in the PCF Planned Community Facility District;Property Located at 100 Symphony Way by the City of Elgin, as Applicant and Owner. GENERAL INFORMATION Requested Action: Conditional Use for a Master Signage Plan Current Zoning: PCF Planned Community Facility District Existing Use Recreation Center(Under Construction) Property Location: 100 Symphony Way Applicant and Owner: City of Elgin Staff Coordinator: Todd Wyatt, 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. Site Photos (see attached) F. Signage Plan (see attached) G. Draft Conditional Use Ordinance (see attached) f • Findings of Fact Zoning and Subdivision Hearing Board Petition 38-02 August 21, 2002 BACKGROUND An application has been filed by the City of Elgin,requesting conditional use approval for a master signage plan. The subject property is bounded by Symphony Way on the south, Kimball Street on the north,Grove Avenue on the west,and Douglas Avenue on the east(see Exhibits A,B,C,D,and E). The City proposes to establish two freestanding signs on the site — a 205 square foot sign at the southeast corner of Grove and Kimball, and a 53 square foot sign at the northwest corner of Symphony and Douglas.The sign at Grove and Kimball will feature the Centre(recreation center), the Sherman Hospital Wellness Center,and Hemmens Auditorium. It will also include a 45 square foot electronic message board that will provide information of community interest. The sign at Symphony and Douglas will feature the Centre only(see Exhibits F and G). FINDINGS After due notice,as required by law,the Zoning and Subdivision Hearing Board conducted a public hearing in consideration of Petition 38-02 on August 21,2002. The applicant testified at the public hearing and presented documentary evidence in support of the application. The Community Development Group submitted a Conditional Use Review dated August 8, 2002. The Zoning and Subdivision Hearing Board has made the following findings concerning the standards for a conditional use for a planned development: A. Zoning History Findings. The subject property was zoned as follows for the years listed: 1927: E Commercial F Commercial G Industrial 1950: D Commercial F Industrial G Industrial 1960: D Commercial F Industrial G Industrial 1962: B3 Service Business District B4 General Service District - 2 - Findings of Fact Zoning and Subdivision Hearing Board ,•. Petition 38-02 August 21, 2002 1992: B4 General Service District Present: PCF Planned Community Facility District A Map Amendment was approved in 2000 which changed the zoning from CC2 Center City District and CF Community Facility District to PCF Planned Community Facility District to allow for the construction of the public recreation center. B. Surrounding Land Use and Zoning Findings. The subject property is located within the Center City and is currently zoned PCF Planned Community Facility District. The property to the north is zoned CC1 and is developed with commercial uses and open space. The property to the south is zoned CF Community Facility District and is developed with the Civic Center. The property to the west is zoned CF Community Facility District and is developed with the Gail Borden Public Library. The property to the east is zoned CC2 Center City District and is developed with a commercial building. C. Trend of Development Findings.The central portion of the City has developed with a mix of business, residential, and institutional uses. The subject property is located within the traditional downtown, which continues on its course of revitalization. D. Zoning District Findings. The purpose of the PCF Planned Community Facility District is to provide a planned environment for various types of community facilities, subject to the provisions of chapter 19.60, Planned Developments. In general, community facilities provide governmental,recreational,educational,health,social,religious,and transportation services to the community on a for profit or a not for profit basis. STANDARD FOR A CONDITIONAL USE FOR A MASTER SIGNAGE PLAN Master Signage Plans may be established to provide an opportunity for a creative approach to signage which may not conform to all of the provisions of other sections of the sign ordinance. Findings. It is the opinion of the Zoning and Subdivision Hearing Board that the proposed master signage plan represents a creative approach to signage for the subject property. r - 3 - • Findings of Fact Zoning and Subdivision Hearing Board �.•. Petition 38-02 August 21, 2002 The Centre is located on an entire block which contains four street frontages.Under the current sign ordinance, the property is entitled to one freestanding sign. Larger properties with multiple street frontages may require more than one freestanding sign to adequately identify their property. When the zoning ordinance was amended to allow one freestanding sign per zoning lot, it was contemplated that larger properties would need to gain master signage plan approval,thus giving the City Council greater control over the appearance of signs. The signage as proposed is designed to complement the recreation center building. The signage is attractive and is of a scale that is appropriate given the size of the property and of the recreation center building. 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 mitigation has been proposed which is sufficient for the requested-conditional use for a master signage plan.The subject property qualifies for a total of 320 square feet of wall signage. The building will contain approximately 85 square feet of wall signage,which represents only 26%of the total allowable wall signage for the property. Also,the sign at the southeast corner of Kimball Street and Grove Avenue will be used to identify two buildings in the Civic campus: the Centre as well as Hemmens Auditorium. 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. Positive Attributes. The proposed monument signage is constructed of masonry materials and can be considered an amenity to the subject property. The proposed signage will also increase the visibility of the new Centre and Hemmens Auditorium. 2. General. At the time that the recreation center was first being designed, the proposed monument signs were in conformance with the size and quantity standards of the sign ordinance. However, due to changes in the zoning of the property and amendments to the zoning ordinance,the signage now requires master concept plan approval. - 4 - Findings of Fact Zoning and Subdivision Hearing Board Petition 38-02 August 21, 2002 3. Standard for a Conditional Use for a Master Signage Plan. The Centre is located on an entire block which contains four street frontages. Under the current sign ordinance, the property is entitled to one freestanding sign.Larger properties with multiple street frontages may require more than one freestanding sign to adequately identify their property.When the zoning ordinance was amended to allow one freestanding sign per zoning lot, it was contemplated that larger properties would need to gain master signage plan approval,thus giving the City Council greater control over the appearance of signs. 4. Mitigation Standard. It is the opinion of the Community Development Group that mitigation has been proposed which is sufficient for the requested conditional use for a master signage plan. The subject property qualifies for a total of 320 square feet of wall signage. The building will contain approximately 85 square feet of wall signage, which represents only 26% of the total allowable wall signage for the property. Also, the sign at the southeast corner of Kimball Street and Grove Avenue will be used to identify two buildings in the Civic campus: the Centre as well as Hemmens Auditorium. B. Summary of Unresolved Issues. There are no unresolved issues. C. Summary of Alternatives. Other than approval,denial, or an approval with some combination of conditions, there are no substantive alternatives. RECOMMENDATION The Zoning and Subdivision Hearing Board hereby recommends the approval of Petition 38-02. On a motion to approve the requested variation,subject to the following conditions,the vote was five(5) yes and zero (0)no: 1. Substantial conformance to the signage plan, dated August 16, 2002. 2. Compliance with all other applicable codes and ordinances. Therefore, the motion to recommend approval of Petition 30-02 passed. 41714 4E0 Ralph Tiberi, Chairman Pro Tem David Sundland, Secretary Zoning and Subdivision Hearing Board Zoning and Subdivision Hearing Board - 5 -