G52-01 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:
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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.
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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
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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
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