1030 W. Higgins Rd (Loyola Sign)

Case Number: V-13-04

DEPARTMENT OF COf"vlfvllJNJTY PRESERVA'TlON AND DEVELOPMENT

Date: May 23,2013

To: Zoning Board of Appeals

From: Ed Cage, Zoning Coordinator

Subject: 1030 W. Higgins Rd Zoning Case Number: V-13-04 (Major Variance)

Introduction

CITY OF PARK RIDGE 505 BUTLER PLACE

PARK RIDGE, IL 60068 TEL: 847/318-5291 FAX: 84 7 I 318-641 I TDD:847/ 318-5252

URL:http://www.parkridge.us

The applicant, 1030 West Higgins Condominium Association, is requesting a variance to allow a monument sign to be 12-feet high and 67.22 square feet in size. Section 14.6.B.l. of the sign ordinance allows a monument sign within the B-1 Retail and Office District to be a maximum height of 6-feet and 3 2 square feet in SIZe.

The subject property is a multi-tenant commercial building and is zoned B-1 Retail and Office District. It is located on the north side of Higgins Road and west of S. Cumberland Avenue. The surrounding properties contain a mix ofB-1 to the east, R-4 Multi-Family Residential to the north and west, and south is the City of Chicago.

Notification requirements for this application have been satisfied. A legal notice was published in the Park Ridge Herald-Advocate, a sign was posted on the property and neighboring property owners were notified about the public hearing.

Staff Analysis The variance, as proposed, would allow a new monument sign to be located on the north side of W. Higgins Road that would exceed the monument sign height and size requirements. Section 14.6.B.l requires that a monument sign located within the B-1 zoning district not exceed 6-feet in height and 32 square feet in overall size. The proposed monument sign is illustrated at 12-feet in height and 67.22 square feet in size. The proposed monument sign has some additional important information, such as the hours of operation and the type if care provided. The proposed sign is the only proposed ground/monument sign at this location and would replace an existing sign.

Board Action If the Board decides to act favorably on the variance, the proposed motion would be as follows:

Recommend City Council approval of a two variances to allow a monument sign to be 12-feet in height and 67.22 square feet in size, instead of the maximum 6-feet high and 32 square feet, as permitted by Section 14.6.B.l, at 1030 W. Higgins Road, Zoning Case Number V-13-04.

OUR MISSION: l'IIE CITY OF PARK RIDGE IS CO?viMlTTED TO PROVIDING EXCELLENCE IN CITY SERVICES IN ORDER TO UPHOLD

A ll!GH Ql.'AllTY OF LlH:, SO OUR COMl'dUNJTY Rlc:MAINS A WONDERFUL PLACE TO UVE AND WORK.

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EXHIBIT

Application

1030 Higgins Rd. Case Number V-13-04

Park Ridge, Illinois

MAJOR VARIANCE

Statement in Support ofRequested Variance

Proof of Ownership

Site Location Map and List of Neighboring Property Owners a. Site Location Map b. List of Neighboring Property Owners

Plat of Survey

Site Plan

Sign Plan

Landscape Plan

Applicant's Disclosure

City's Affidavit of Mailing

Applicant's Affidavit of Mailing

May 23,2013

Legal Notice Published in the Park Ridge Journal Topics, dated January

Posting of Zoning Hearing Sign

.,

.• .• Zoning Varianc.e Application . . . . . City 9f Pe1rk Ridge

C(J!Ilmunlty Preservation and DevelopmentDepa~ent • 505 Butter PlaQe ...• Park Ridge; IL •. 60068 . Phone: (847) 3111::5291 , Fax: (847) 318;6411 • www.p~rktldga.us

case Number: V- ( 3 - 0 lf

Subject Property Information:

Type of Varfanc;e: (Ch~ck one) . . .

a Administrative a Minor "r/Major

Zoning District: .... If"· _· -__ { __ _ Address: ( 0 Jo W§[ Ji~ 5

Legal Description (can attach separate sheet): >("c .· 41/fd.r( S"vrtv~L' ·,.-{, ~ ~cq I

r .. lv- ... .

Summary ofPrQposed zoning Var~af'l¢e(refer.to.Section 4.4oftheZoning Orqinance): ___ _.;..._

'fle0,._u,-t"""1 !lutU:ce. ~ .... he-<~h.t, 6vgr.d£. ~1:2!e at1 L 64 ~-

J hereby ~rtlfY, as· tho .:u'lderiltgnOd applicant;· that the above .statllments imd attached documentation are true· ancl correct ·to the llest.Qf r1w knC!Wiadge.

3- ll- 13 Da1e

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1030 West Higgins Condo Association 1030 West Higgins Park Ridge, IL 60048

April17, 2013

Zoning Board City of Park Ridge 505 Butler Place Park Ridge, IL 60068

Statement As a tenant of the property located at 1030 W. Higgins, Park Ridge, we are requesting that the City of Park Ridge Zoning Board consider the following sign variances:

Monument Sign

1. Zoning Code Section 14.6 C.1- The maximum height af monument signs shall be limited to 8' in height and fifty square feet in sign area in the B-2 District.

Requested Variance

We are requesting that a sign with an area of 10'-1" X 6'-8" (67.22 square feet) and an overall height of 12' be allowed.

Reasoning:

This sign is located on a site where Higgins runs on a diagonal heading east thereby causing the building to block the current sign from view as you travel east on Higgins, raising the sign and moving it closer to the property line will allow for better visibility.

The customer currently has a sign on the property which complies with the current sign code but unfortunately this sign has not given the customer proper visibility to patients/clients trying to locate these businesses.

2. Zoning Code Section 14.6.C.2 There shall be only one {1} ground sign per lot, whether pole or monument ground sign, except that on a corner lot one {1} additional pole ground sign shall be permitted for each street frontage of two-hundred {200} feet or more. All signs shall be set back from the property line a minimum of 10 (ten) feet; however no part of any sign shall be located on the public right of way.

Requested Variance We are requesting that the set back from the property line be reduced to five (5) feet.

Reasoning: EXH\BlT~#.2. f"·Y 1

Due to the unusual shape of the property and the placement of the building, the setback for the monument is optimal place for visibility. This placement directs individuals to the driveway entrance in a safe manner as well. . Currently, the signage is inadequate and does not allow for any sort of distance views of the facility. Our patients may be in dangerous or compromising health situations. With little visibility of exterior signage to motorists or pedestrians, we need to ensure our patients know where the immediate care lpcation and entrance is for Loyola.

We are not including an entrance sign or any other forms of signage. This will be our primary directional, visual and locative signage.

Our intent with the design is to keep the property attractive yet advise what tenants are in the building, the design is in keeping with the scale and color of the building. We have included a landscape plan to improve the property as well.

The current sign as shown on the attached photo will be removed.

EXHIBIT # J

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CASE NliMBEl\ 1118G41H

DATE O.F F'OLICY

Date of Recording

L NAME OF UlSUREtH

St;tiEOOLE A LOAtl FOLIC'!

POLIC'i NOMisER f'Rt>-FORMA

United Fatl'n Fatl'iily. Life lnsurance Conip•my; Us successor.$ c.nd/oi: assign.$

3. THE ESTATE OR ltl'r&REST. Ifl THE. l.MO DEScRIB~l' rt~ :THIS SCtJ&DtrLE ANI.' WHICH ls ~Jt-fSE~D SY THE INSUP.Et\ ~R'fGA~i& IS: . . . . . . . . FtE•SlHE-LE

4 • 11ft MORTGAGE, HEREIN. P.EFERf\ED TO AS 'rH't :tNSliREt• Mt:>P.TilAGE, AND THE ASSIGNMENTS, Tl:fEnEPf' IF /I.Wi, ARt tlesC'RI't'BO AS FOLLOWS~

Mt.u:t;g~g~ f.tQilt lQ~O W~st Higg{ns,. ~::~ ~n. tliin:c,.i~ u:n1t~~d 1i~t>H~~y cqrp,q.:~.~tCin. to t)~i!;~p :ra.F~•! F:,~.lill;l,y L:i:te ljts_uJ:a.na{: fJOii\PatlY'~ t;o. ~cui\e M illctebt!!!dn&sB: of II' · · ·· fDi r;!~t~9 • a,ncl r~c>~r.ied "' as tlcll;::u!O"nt_ N~~~ "'•

PROFORMA

c.'C!Unl:ers.igl\atu.co 1\U~hot:ized llt'tlpt:.r or• M911t.

This po:l~cy is invalid u.nle.:ss the cover ahe'~t and Sch~dule B are attaeheCJ. Th!!< policy numl:.er .!lhowl\ on this S¢hedule must agrel!' with th.., preprinted nu1nb~r ~r. tM cOver sheet..

AL'TA LOAN li'OLlCY Ht/l7 N2

J:XHIBIT_ # 3 ftj. I

1;1\sE N1Jf.$ER -Ul8648l

SC'HEtiUL& £s - E'J\RT 1

LV\'l'E OF POD!(.•;( Da~ Of R~rdlng

LOAN POLICY

POLICY NIJHSE:R t'l~O-FORMA

THIS ?OLlC'i' 00&5 tiO'l' lttS\.11\& A~AlNST l,.OSS OR l)AMAt:;& (A~£> THE CQHPAif't. WILL tJQ'l' ~A'f CXIS'l'S, ATTOru-IEY.S' Fte.S •)l\ EX:r;ENSE$) WHII~H MISE B'i R~SON OF:

Ni:ri'Ei 'i'.a~:f#~ fool' t:he ye-ar 2(Hl7 se90nd lnstaU.ment and t~OO? ar~ not ~t: due and pay~b,l.e.

~. TetiDB, r.ot9VJ$,igrss., QO'I~fi~nts~ cQI\i:IJti~>ns,. t.E'~tr1i:;tf(Ontt and· options cont;alnect ir.i and iif<!S,1!fn~nt!f, llt)ns .rot ass~s~lttt, <In~ dgtits ielnd: obligatiuns e~;ea-r.ad bY ~l,a~at:lon o! (;o~dOI:Rini\lij\ ~:¢¢otded a:t IJ9putn\3n:t Nu~r I)GJ.l21$0.\54 an·d any ~~~~ncb"~nt:s th~):~t-to,. icncq•~4J.ong l:ll.l:t nt,;t linlit~ t.(l. ~~ofni$1\~nt:: r~C!o:td~ as d~curuent nurtlbea: OJ::;:;94,4.Qi9 and a:ee:cu:d~d a4t doc'tili'l'ef}t r•t.Jt•lkie.r 0726-~'-lUOU.

), E&$en•e'nt ioi utility pu~:po~e-s in f-avor: of Cornnronwealt:,h ~!son c:r~ated by •:.~.rant: !ron1 ~l'h~ MiuuifaqtuJ:er•s. life lllS\lr:auc~ Co111pany .c~cc:n:ded as dClcUinen.t. !lUmber 2~~1J45~;,.

(t.ff6-(;I;.S the e.a.st 4 feo!t of the west tC• feet, common e-l~rnents)

4. &a.seilient fox utility pu.rpos&s ln favor of ~.rit;('cli et~ated t.y .grant .fi.om Ao:; 10.30 tW}gins LU: r~co.r4ed J\pdl Z61 2.001 u do¢t.!ment nu~k 001034453~.

taf f.¥ota tho:- ~(•Uth l';• .(.:..~t 9f ~he> 1\o,rth ~'J ft-et of t:-h~ """"''" 35. fet>l: rjf thll!l we$t. 4~ !e~t, ~l)llllnoll .;:letuO:I'It$)

S. Easetue:nts tot pUblic utilities and drainage ov.:r1: th•;o west 6 f';>et, and tho~? ea.:rt arlc1 nor'th 10 !.:oet, Ci..'lliiruati elllilrt~rits, a.s shown oa\ the plc.t. !if subdiVision

(Continued)

ALT"- LOAN f'OLI-..."'Y 10/ J "1[9:

EXHIBIT_#3

SCHEDULE B F.XC&PTIONS I:ONTlNI.lE[I.

r~ord~d .:~a docwnent iiumbe:r 2461\0115.

G. No !Utt.het r~•n~iatipn lett~r cJ<tto!':d. ,_ugu.s~ 15, 2002 isQu~d ~y th~ Illinois &riVlt~tiJ~nta.J. .E'rot'eetl:qn MeMy teeotded August .21, too2 a.s dr~ttlllf:l'lt rnu!'U::>~t llQ2(1?2ll~l, ~

:'i, ~ot~ !~.r. Jr\fotJn~~lcm: Thl:$ i:s a prer-fQtJI'Ill policy Ol\ly, l'll'lieh ls l:.os~(l \lpon ·c~rtaA~ as,:r.ur~lpti,.ons~ a~•cf do~s JIOt .repu~sel•t. ·the ,_$tatus.Of the Hnal pcHlcy,. al ttli's ~1~. This pro-tiltlria ·pl)ti'Qy is S\,ibjE>Ot .to. all r£-nialnin'Q title Qlearane:e:, undetw.ri.Un9, closln9. and r&ord1ng4 to effectust~ th~ toxmat ct,J,tro::nUy thei\ot~:t )leteln'; Tho.it ei t'le c:otNnit.•~~ent should l)i't used t(> detetlriill~ the .. :;:ta~u$. o·t. t.,J t..le. RP.rnltllling ltlattarfl to .·be· delE-tad ot adi;led, !neludh.9 <)riy en.¢•:J:t$eo!hetrts roaqt.J~$~f!(l, should l:ie eaddresaed pdor Jo closin·J.

END OF S(:lHEr11JLE lJ

CASE NUMBER 11186481 F-r.ILICY .NUHe&R PRO-Foro?. ALTA LOAN POLICY 10/1119.2

_EXHIBIT.._# 3 ... -........ -.. , ... ~ ...... ..

~ 0 50 100

~ Feet

0 2013 City of Park Ridge: All Rights Reserved.

~HIBIT_# 1

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-------------- ·--- __ , _____ -~- .. ··-··--·--------- ----..... __ ...;.;.. .~

ORTH

MM SURVI:""YING CO,. INC. --IICX:II:IWI~ ... -~<~m>

1\L TA SURVEY . . . . OF ..

................ .......w. .... --·---.__...-~ ..... -. ~-....... -...- ......... "'!" __ _.....,. --~ .. --........... ._. ·.. . ·.· ·. .

.:""~~~c<lirM<•:;><•-i:l tw,;i~ ~~~ ·.

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EXHIBIT_#,-~ ------------

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Applicant Disclosure Statement (Section 2·24·1)

Name of Applicant: 1~0 We~LHiggins Condo A~s9c;i~t,i,o=n'-----

Subject Property Information: Address: 1030 We~t Higgins Rd, P~rk Ridge, IL 6()068

P.I.N.: 12 02 300 123 1.001 to 1017

Name and business address of any and all current holders of legal or beneficial title to the subject property (attach additional sheets if necessary):

____ .See Attach~~

If there is a pending contract for the sale of the subject property, list the purchasing party's name:

No

List any entities, other than a natural person, that hold legal or beneficial title and that have a greater than 3% interest in the entity:

See Atta~l:l.e~

For each entity listed above that, list every director, officer and manager of the entity:

___ _..NA __ _

For each entity listed above that is a limited partnership or limited liability company,list the name of every limited or general partner or member:

NA

For each limited partner or general partner that is a corporate entity. list the name of every person who holds a greater than 3% interest in the corporation:

NA

I acknowledge that I have raad and understand the requirements of AftlCie 2, Chapter 24 of the Park Ridge Municipal Code IMCode"). I understand that as the applicant, I am raqulrad to keep all of tho Information on this f0t111 currant and updatod until the City Council takes llnal action on my request. I also understand that If I fall to comply with this requirement, lhe City Council may declare the action It has taken wllh respect to my requaat null and void. In addition, lhe City Council may direct thelnltlaUon of legal acuon for a violation of the Code and may seek the panaltlea set forth In Section 2·24-4 of the Code, Including dally moneta!J fines. I underatand that this disclosure statement will be open for public Inspection and poeted on the City's website prior to any meeting when my request wiD be acted upon. I underatand thalli the subject property Is assigned, tranafemtd or If an agreement Ia entered Into to transfer any right, Interest, or pennlt within one year of the City Council's final action, there will be a rebuttable presumption that the assignee or transferee had constructive control of the aubject property at the time of my application. The penalty dlacussod above will be Imposed for any fallura to disclose any such assignee or tranafarea.

I, the undersigned applicant, hereby certify that above statements are true and correct to the f my kn edge. '

(""""

NC'•nc·.I 4 ·Z·•··"

EXHIBIT-# Cf

EXHIBIT;# g

THORNAPPLE I .. . ·'lANDSCAPES, INC.

I TECHNY ARBORVITAE ------,

2 RED KNOCKOUT ROSE -----,

8 HAPPY RETURNS DAYLLY

G EXISTH'IG SK;N LOCATKJN TO BE GRADED SMOOTH AND SODDED.

b SARGENT! VIRIDIS JJI'-IPER ~ ~ft~'f 1

3 PRAIRIE DROPSEED GRASS -=--'---

-To Remain­Trim Lower Branches

LOYOLA MEDICINE Sign Plcnting Plcn

11-+------- EXISTNG PLANTS

PROPOSED NfH SK;N LOCA TON 7'-4" ~-'IDE SK;N

To Be Relocated or Removed Area to be sodded

.....

,....,. ._,..

.-------- ---·- ·- -- ---·-. ·---·····-------·---· MM SURVEYING CO., INC. .. ,. __ _

fWifCSSIDIULIIIZIGtlfHIIIC.1MGJJZD O'IDIGI,. ......... ,.

ALTA SURVEY OF ..... _ .... _____ . ___ ,....... __ .._,-........ -~ ...... ----------·--...--··----------

·-··--,

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SIGN SPECIFICATIONS

(A]- CABINET

Lighting: Lit

Material: Aluminum painted white 6

black

using Sign Camp wide body ~2005/

~2045 21/4" retainer/

~2138 2" dividers

Voltage: tbd

Installation: New Structure

(8]- GRAPHICS/LOYOLA PANEL/

CARDIOVASCULAR PANEL

Material: white plastic w/ vinyl Color: shield logo- 3M sunflower 3630-25 6 3M burgundy 3630-49/

background of panel- opaque 3M burgundy 3630-49 vinyl

(C]- GRAPHICS/ TENTANT PANELS

Material: routed Aluminum painted black/

back up

Color: white

[D)- MONUMENT

Material: Aluminum

Color: white

E.XH\B\T:-#·1

tiPDBlDGKI -,~~ ; ,, '.'1··•; 1 ,\lllc. '/II;-, ;~1·1

fnla dDCum~~ll! o.on~d ~ •na the lniD<maUon eont"'n•<l In II loproplloi"'Y to Pl>l>loc~l Sign Compan~. llC. B~ recolpt i'lar~ol, tne hok!OH a91n1 not to~~~ lht lnlormallon, dls~looolr UtiOtlytlllrdp~t!yO<Oe1Jroduce th•sOOcumen!wlll'lautlhoprlorwiiHOnc~~n•entol Pobloc-ISI9nCcmpony.llC.Itolderaboag<onro •mmKIII!tlyrolurntnosdc!cumet'lbponrequnlby Pob1ock1SiqnCO!IlPOI1t.llC.

TNodocument!oprntmtonlyanap~ro•lmAIIonol

m•ttriiiCoiOUSI!ICIIII!I.ACIUIIp!OdUCICOlOI'Smly vlhylromtnlsl>'rntordlgrtollmage.

e.r.oj~~t

Loyola Medicine Park Ridge, IL

Scale: 1/2";1' OrlgrnOJIP:lgeSill?: ll"xl7"

t{Q.te.!;!

s~_yjs.i91l~

REV OE:;CHif'TIUN l;lY 01\fl:

ll·•p. KatieConroy

llr:""'"liJ Jcanllardcman r:.-. 1/IG/13

Sj_gn_l~tc_.N.o~ •

MON-01 D/F Monument

Srgnrype

61096 COl OPP-ProiCCt-lollNO

Applicant Disclosure Statement (Section 2-24-1)

Name of Applicant: _ 10~0 We!:!LHiggins Condo A~s~~t""ion'"-'-'----

Subject Property Information: . Address: 1030 We~t Higgins Rd, P~rk Ridge, IL 6Q068

P.I.N.: ·-- 12 02 300 123 1.P01 to 1017

Name and business address of any and all current holders of legal or beneficial title to the subject property (attach additional sheets if necessary):

____ See Attac!)~

If there is a pending contract for the sale of the subject property, list the purchasing party's name:

No

list any entities, other than a natural person, that hold legal or beneficial title and that have a greater than 3% interest in the entity: ·

For each entity listed above that, list every director, officer and manager of the entity:

___ _,.t.jA_ __

For each entity listed above that is a limited partnership or limited liability company. list the name of every limited or general partner or member:

NA

For each limited partner or general partner that is a corporate entity, list the name of every person Who holds a greater than 3% interest in the corporation:

NA

laden~ that I have IVad and un.demand the requlremanta of Article ~ Chaptet Z4 of the Park Ridge Munlctpat Code ("Code"). I understand that as the applicant, I am required to tftp all of the hifonutlon on this form cunwnt and updated unlll the City CouncU takes lnal action on my rwquest. I also undendiiRd that If 1 fall to comply with this raqutroment, the City Council .. Y daclaN the action 1t has taken with respect to my rwquest nun and void. In addition. llle City CouncU may diNCt th&lniUatlon of legal acUon for a violation of the Code and may -k the penalties set forth In Section 2·24-4 of the Code, lnclucllag dally moneticy finn .. I underatand lllat Ills disclosure statsment wftl be opea for public lftlptctlon and pcmed on the City's webSits prtor to any meellilg When my request wll be acted upon. I understand lllat if the subJect property Is aulgcied, transferred or If an agtwemellt Is ent&t'ed IntO to transfer any rtght. Interest, or pennlt wlthln one year of the City Council's filial lcUOn, theN will be a rvbuttable. presumption that the aulllftee or transferee llad constructiVe control of the SubJect property at the time of my application. The penalty discussed ibove will be knpoMd for any faUure to dlscloH any suCh assignee or transferwe.

EXHIBIT.-# 1