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TO: Mayor Thomas J. Weisner
FROM: Planning Commission
DATE: June 4, 2015
SUBJECT:
An Ordinance Establishing a Special Sign District on Lot 1 and 2 for of Metro 59 Subdivision located on Station Boulevard between Meridian Parkway and Meridian Lake Drive in DuPage County, Aurora Illinois (Next Generation Development, LLC (Metro 59, LLC) - L15-00380 / NA16/4-15.056-V/SD - TV - Ward 10)
PURPOSE:
The Petitioner, Next Generation Development, LLC is requesting approval of a Special Sign District / Major Sign Variance for Metro 59 Subdivision which includes an overall signage package for the multi-family residential subdivision.
BACKGROUND:
The Subject Property is located on Station Boulevard between Meridian Parkway and Meridian Lake Drive and is part of the transit oriented development (TOD) corridor which is located south of Metra's Route 59 train to New York Street. Metro 59 Subdivision, consisting of 448 multi-family residential units within 7 buildings and a clubhouse, received approval in 2012. Since then, the Petitioner has been securing financing and undergoing building permit review.
The Special Sign District regulations allow for a cohesive signage package throughout the subdivision and will assist with traffic management in proximity to the Route 59 Metra Station. A Master Signage Package has been included with the submittal to give you an idea of the type of signage that Metro 59 is intending to install.
DISCUSSION:
Staff has reviewed the Special Sign District petition submitted by the petitioner and have sent comments back to them on those submittals. The petitioner has made all the requested changes to these documents and they now meet all of the applicable codes and ordinances with the exception of the items mentioned in the Staff Recommendation listed below.
The Petitioner has requested Gateway Identification Flags within the private medians into the development and at the southeast and southwest corner of Meridian Lake Drive and Station Boulevard. Staff is supportive of these Gateway Identification Flags within the private medians into the development since these areas are rather narrow, however, Staff has allowed for Identification Monument Signage at the northeast corner Meridian Parkway and Station Boulevard and the southeast corner of Meridian Lake Drive and Station Boulevard and feels that these signs are more appropriate gateway signs into the development. Therefore, the Gateway Identification Flags are not being recommended at the southeast and southwest corner of Meridian Lake Drive and Station Boulevard.
The Petitioner is also requesting two different Vehicle Directional Signs. Staff is recommending that these signs be combined and that the height of the Vehicle Directional Signs be four feet tall, which is consistent with the City's Sign Ordinance, instead of the requested six and a half feet tall.
Public Input: Due public notice was given for the public hearing on this matter. As of the date of this memo, staff has not received public inquiries regarding this petition.
POLICIES AND GUIDELINES :
The Staff's Evaluation and Recommendation are based on the following Physical Development Policies:
10.0 To provide for the orderly, balanced and efficient growth and redevelopment of the City through the positive integration of land use patterns, functions, and circulation systems. To protect and enhance those assets and values that establishes the desirable quality and general livability of the City. To promote the City's position as a regional center.
14.1(4) To encourage quality site design throughout the City.
14.1(5) To provide for the visual enhancement of the City through attractive landscaping, quality signage and diverse building design and arrangement.
93.1(1) To encourage the use of aesthetically pleasing urban design, architectural styles, and landscape architecture.
93.1(2) To work toward improved signage and street furniture.
RECOMMENDATIONS:
The Planning Commission recommends CONDITIONAL APPROVAL of the Ordinance Establishing a Special Sign District on Lot 1 and 2 for of Metro 59 Subdivision located on Station Boulevard between Meridian Parkway and Meridian Lake Drive in DuPage County, Aurora Illinois, with the following conditions:
1. That the provisions of Section 2.c.vi. be modified as follows:
vi. Quantity: Up to two (2) signs, one per private median adjacent to Station Boulevard.
2. That the provisions of Section 2.d.ii. and 2.d.vi. be modified as follows:
ii. Height: Four ft. (4') max
vi. Quantity: Up to ten (10) signs
3. That the provisions of Section 2.e.iv. be modified as follows:
iv. Location: The banners may be located on one of the existing banner arms of each forty ft (40') tall Station Boulevard median light pole between Meridian Lake Drive and Meridian Parkway.
4. That the provisions of Section 2.h. be deleted.
ATTACHMENTS:
Exhibit "A" Legal Description
Exhibit "B" Special Sign District
Property Research Sheet
Land Use Petition and Supporting Documents
Legistar History Report
cc: Alderman Saville, Chairman
Alderman Donnell
Alderman Irvin
Alderman Hart-Burns, Alternate
CITY OF AURORA, ILLINOIS
ORDINANCE NO. _________
DATE OF PASSAGE ________________
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An Ordinance Establishing a Special Sign District on Lot 1 and 2 for of Metro 59 Subdivision located on Station Boulevard between Meridian Parkway and Meridian Lake Drive in DuPage County, Aurora Illinois
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WHEREAS, the City of Aurora has a population of more than 25,000 persons and is, therefore, a home rule unit under subsection (a) of Section 6 of Article VII of the Illinois Constitution of 1970; and
WHEREAS, subject to said Section, a home rule unit may exercise any power and perform any function pertaining to its government and affairs for the protection of the public health, safety, morals, and welfare; and
WHEREAS, Next Generation Development, LLC is the owner of record of the real estate property legally described on Exhibit "A", attached hereto and incorporated herein by reference as if fully set forth; and
WHEREAS, Next Generation Development, LLC filed a Special Sign District / Major Sign Variance petition with the City of Aurora on March 6, 2015, requesting to create a Special Sign District for the Metro 59 Subdivision, as described in Exhibit "B" for property legally described in Exhibit "A"; and
WHEREAS, after referral of said petition from the Aurora City Council, and after due notice and publication of said notice, the Aurora Planning Commission conducted a public hearing on June 3, 2015, and recommended CONDITIONAL APPROVAL of the Special Sign District; and
WHEREAS, on June 11, 2015, the Planning and Development Committee of the Aurora City Council reviewed said Special Sign District and the before mentioned recommendations and recommended APPROVAL of said petition; and
NOW, THEREFORE, BE IT ORDAINED by the City Council of the City of Aurora, Illinois, as follows:
Section One: That the City Council of the City of Aurora, Illinois finds as fact all of the preamble recitals of this Ordinance.
Section Two: In accordance with the Aurora Sign Ordinance, Chapter 41 Sec. 41-14. and Sec. 41-16 (6), a Special Sign District as described in Exhibit "B" is hereby granted for the real estate property legally described in Exhibit "A".
Section Three: That this Ordinance shall be in full force and effect, and shall be controlling, upon its passage and approval.
Section Four: That any section, phrase or paragraph of this Ordinance that is construed to be invalid, void or unconstitutional shall not affect the remaining sections, phrases or paragraphs of this Ordinance which shall remain in full force and effect.