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HomeMy WebLinkAboutG23-03 tow Ordinance No. G23-03 AN ORDINANCE GRANTING A CONDITIONAL USE FOR A MASTER SIGNAGE PLAN (127 SOUTH GROVE AVENUE) WHEREAS, written application has been made for a conditional use for a master signage plan in the CC1 Center City District at 127 South Grove 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 ebk adopts the Findings of Fact 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 in the CC1 Center City District at 127 South Grove Avenue and legally described as follows : PARCEL 1 : LOT 10 AND THAT PART OF LOT 9 IN BLOCK 13 OF THE ORIGINAL PLAT OF ELGIN, AS LAID OUT BY JAMES T. GIFFORD, LYING SOUTH OF A LINE DESCRIBED AS FOLLOWS : BEGINNING AT A POINT IN THE WESTERLY LINE OF SAID LOT, 25 2 FEET NORTHERLY FROM THE SOUTHWESTERLY CORNER THEREOF AND RUNNING THENCE EASTERLY TO A POINT IN THE EAST LINE OF SAID LOT, 65 2 FEET NORTH OF THE SOUTHEAST CORNER THEREOF, IN THE CITY OF ELGIN, KANE COUNTY, ILLINOIS. PARCEL TWO: THAT PART OF LOT 6 IN BLOCK 13 OF THE ORIGINAL TOWN OF ELGIN, ON THE EAST SIDE OF THE FOX RIVER, DESCRIBED AS FOLLOWS: BEGINNING AT A POINT ON THE EAST LINE OF SAID LOT 6 THAT IS 9.41 FEET NORTH OF THE SOUTHEAST CORNER THEREOF; THENCE WEST 66 FEET TO A POINT ON THE WEST LINE OF SAID LOT THAT IS 9. 1 FEET NORTH OF THE SOUTHWEST CORNER THEREOF; THENCE SOUTH ALONG SAID WEST LINE 9. 1 FEET TO THE SOUTHWEST CORNER OF SAID LOT; THENCE EAST ON THE SOUTH LINE OF SAID LOT, 66 FEET TO THE SOUTHEAST CORNER THEREOF; THENCE NORTH ON THE EAST LINE OF SAID LOT, 9 .4 FEET TO THE POINT OF BEGINNING, IN THE CITY OF ELGIN, KANE COUNTY, ILLINOIS . PARCEL THREE: EASEMENT FOR INGRESS AND EGRESS CREATED BY DEED RECORDED MARCH 19, 1973 AS DOCUMENT 1257711 MADE BY JOYCE L. BRIGHT, EXECUTOR OF THE LAST WILL AND TESTAMENT OF MARIE E. BODENSCHATZ TO HAROLD T. SEIGLE AND JEROME M. ROTH FOR THE BENEFIT OF PARCELS ONE AND TWO OVER THAT PART OF SAID LOT 6 AS DESCRIBED AS FOLLOWS : BEGINNING AT A POINT ON THE EAST LINE OF SAID LOT 6 THAT IS 9 . 41 FEET NORTH OF THE SOUTHEAST CORNER THEREOF; THENCE NORTHERLY ALONG SAID WEST LINE A DISTANCE OF 3 FEET; THENCE EASTERLY A DISTANCE OF 66 FEET TO A POINT OF BEGINNING; THENCE SOUTHERLY ALONG SAID EAST LINE A DISTANCE OF 3 FEET TO THE POINT OF BEGINNING, IN THE CITY OF ELGIN, KANE COUNTY, ILLINOIS (PROPERTY COMMONLY KNOWN AS 127 SOUTH GROVE AVENUE) . be and is hereby granted subject to the following conditions : 1 . The provision of a 12 . 5 square foot internally illuminated projecting wall sign, measuring 5 feet horizontally by 2 . 5 vertically, constructed of vinyl . 2 . The sign shall be of such design that it is free of any exposed bracing, angle iron, guy wires, cables, and so forth, and shall not located more than 6 inches from the building. 3 . The sign shall have a minimum of 8 foot vertical clearance from the public sidewalk. 4 . The sign shall not be placed above the roof line of the building. 5 . Remove the painted wall sign from the west elevation. 6 . No additional signs shall be placed on the building. 7 . Conformance 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 Ordinance G71-95, entitled An Ordinance Granting a Conditional Use for a Master Signage Plan at 127 South Grove Avenue, passed September 27, 1995, be and is hereby repealed. Section 5 . That this ordinance shall be in full force and effect immediately after its passage in the manner provided by law. �• .•mil��'` ..<< Es Schock, Mayor Presented: April 23 , 2003 Passed: April 23 , 2003 Vote : Yeas : 5 Nays : 1 Recorded: April 24, 2003 Attest : - G�a-- Dolonna Mecum, City Clerk rik • March 19, 2003 FINDINGS OF FACT Zoning and Subdivision Hearing Board City of Elgin,Illinois SUBJECT Consideration of Petition 01-03 Requesting Conditional Use Approval for a Master Signage Plan in the CCI Center City District; Property Located at 127 South Grove Avenue by the Prairie Rock Brewing Company, as Applicant, and Rock Solid, LLC, as Owner. GENERAL INFORMATION Requested Action: Conditional Use for a Master Signage Plan Current Zoning: CC1 Center City District Existing Use: Eating and Drinking Place Property Location: 127 South Grove Avenue Applicant: Prairie Rock Brewing Company Owner: Rock Solid, LLC 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. Ordinance G71-95 (see attached) H. Draft Conditional Use Ordinance (see attached) I. Correspondence (see attached) Exhibit A Findings of Fact Zoning and Subdivision hearing Board .,, Petition 01-03 March 19, 2003 BACKGROUND An application has been filed by the Prairie Rock Brewing Company,requesting to repeal an existing conditional use for a master signage plan(ordinance G71-95)and to grant a conditional use for a new master signage plan.The subject property is located at 127 South Grove Avenue(see Exhibits A,B, C, D, and E). The Prairie Rock Brewing Company is proposing to establish a projecting wall sign on the South Grove Avenue elevation. The proposed sign measures 6 feet by 3.5 feet (20 square feet in surface area) and contains an electronically driven message center. Projecting wall signs are prohibited by the zoning ordinance. Therefore, a conditional use for a master signage plan approval must be granted to allow this type of sign. Additionally, a conditional use for a master signage plan was granted in 1995 to allow the signs which currently exist on the Prairie Street elevation. The existing ordinance must be repealed if a sign is to be added to the South Grove Avenue elevation. This petition was considered at the January 15,2003 and was continued to allow the applicant time to work with the Downtown Neighborhood Association in order to come to a consensus on the design of the proposed projecting sign. The recommendations of the Downtown Neighborhood Association are attached.The applicant has modified the sign proposal to address some but not all of DNA's recommendations. The electronic message board has been eliminated from the proposal. Additionally,the size of the sign has been reduced from 20 square feet to 15 square feet,a reduction of 5 square feet (25%). The applicant is proposing an internally illuminated projecting sign. (see Exhibits F, G, H, and I). FINDINGS After due notice, as required by law, the Zoning and Subdivision Hearing Board conducted public hearings in consideration of Petition 01-03 on January 15,2003 and March 19,2003. The applicant testified at the public hearings and presented documentary evidence in support of the application. Written correspondence has been submitted. The Community Development Group submitted a Conditional Use Review dated March 12, 2003. The Zoning and Subdivision Hearing Board has made the following findings: A. Zoning History Findings. The subject property was zoned as follows for the years listed: 1927: E Commercial 1950: E Commercial 1960: E Commercial 1962: B2 Service Business District 2 Findings of Fact Zoning and Subdivision hearing Board Petition 01-03 March 19, 2003 1992: B2 Service Business District Present: CC1 Center City District A conditional use for a master signage plan was granted in 1995 (Ordinance G71-95), to allow the signs which currently exist on the Prairie Street elevation. B. Surrounding Land Use and Zoning Findings. The subject property is located within the Center City and is zoned CC1 Center City District. The properties located to the north, east, and west are zoned CC1 and are developed with commercial uses and a parking lot. The property to the south is zoned CC2 Center City District and is developed with a public parking lot and open space. The properties to the west and south are the subject of the proposed River Park Place residential/commercial development. The property to the southwest is the site for the proposed Festival Park. C. Trend of Development Findings. The subject property is located at the south end of the commercial core of Elgin's center city. The trend of development for the downtown is the continuation of revitalization. New residential uses and additional commercial uses are envisioned for the immediate area. D. Zoning District Findings. The purpose of the CC1 Center City District is to facilitate the implementation of the official comprehensive plan for the center city, as focused on a distinctive subarea of the city with a common urban fabric. The CC1 zoning district provides for a concentration of finance, service, retail, civic, office, and cultural uses in addition to complementary uses such as hotels,entertainment,and housing. The development standards are intended to encourage a mix of activity in the area while providing for quality development that maintains a sense of history, human scale and pedestrian-oriented character. 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 meets the standards for a conditional use for a master signage plan. 3 Findings of Fact Zoning and Subdivision hearing Board Petition 01-03 March 19, 2003 The proposed projecting sign represents a creative approach to signage for the site. Projecting signs are desirable within a downtown setting and contribute both to the character and the pedestrian orientation of the area. The sign is of an appropriate scale for the building and provides an attractive design. 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 applicant is proposing to remove the painted wall sign from the west elevation of the building. Painted wall signs are presently prohibited by the zoning ordinance. 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. I. General. Under the current sign ordinance,the property is entitled to a maximum of two wall signs on the south and two wall signs on the west elevations of the building, not to exceed a combined total of 80 square feet in surface area for each elevation. The existing signage on the south elevation is comprised of two wall signs totaling 160 square feet of surface area (a 100% departure). A Master Signage Plan was granted in 1995 (Ordinance G71-95) allowing the additional square footage on the south elevation. The applicant relinquished the right to establish any signage on the west elevation as mitigation for the excess square footage on the south elevation.The applicant is now proposing to add additional signage to the west elevation, which requires the repeal of the existing Master Signage Plan. 2. Conditional Use for a Master Signage Plan. The proposed projecting sign represents a creative approach to signage for the site. Projecting signs are desirable within a downtown setting and contribute both to the character and the pedestrian orientation of the area. The sign is of an appropriate scale for the building and provides an attractive design. 4 Findings of Fact Zoning and Subdivision hearing Board r... Petition 01-03 March 19, 2003 3. Mitigation. The applicant is proposing to remove the painted wall sign from the west elevation of the building. Painted wall signs are presently prohibited by the zoning ordinance. B. Summary of Unresolved Issues. There are no unresolved issues with the Zoning and Subdivision Hearing Board. However, the Community Development Group believes the sign should be externally illuminated and be constructed of wood or other natural looking materials. 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 01-03. On a motion to recommend approval of Petition 01-03,subject to the following conditions,the vote was five (5) yes and zero (0)no, subject to the following conditions: 1. Substantial conformance to the Sign Elevation as proposed, including an internally illuminated 15 square foot sign which is constructed of materials which have a textured look. 2. The sign shall be of such design that it is free of any exposed bracing, angle iron,guy wires, cables, and so forth. 3. The sign shall have a minimum of 8 foot vertical clearance from the public sidewalk. 4. The sign shall not be placed above the roof line of the building. 5. Remove the painted wall sign from the west elevation. 6. No additional signs shall be placed on the west elevation. 7. Conformance with all applicable codes and ordinances. Therefore, the motion to recommend approval of Petition 01-03 was adopted. 166\ C r %eta Robert Langlois, Chai David Sundland, Secretary W Zoning and Subdivision Hearing Board Zoning and Subdivision Hearing Board 5