Urbana work session moves to clarify downtown signage rules after repeated violations

Urbana city staff and council members met July 23 to address what they described as recurring signage violations along the Urbana Corridor, including windows covered well beyond the city’s 25% window-coverage limit and neon sign rule breaches.

The discussion opened with President Pro Tempore Bean summarizing a staff presentation involving City Executive Assistant Deb Aksenczuk and Zoning and Compliance Officer Preston Carter that documented numerous storefronts in apparent violation. Community Development Manager Doug Crabill noted that the Downtown Design Review Board charges a $50 application fee, which is applied toward permits, and that some businesses have been correcting signage issues as signs are replaced.

Director of Administration Kerry Brugger framed the review as focused on signage rather than a wholesale rewrite of the Overlay District, telling the council that the Planning Commission had begun examining differing ordinance sections and their inconsistencies. Brugger used a recent North Main vape shop as a concrete example: "The windows are almost completely covered," he said, and he described a sign-board variance request that failed on two points after the owner did not attend and the applicant listed was the sign company.

Brugger asked, "What is the root cause?" and added, "Society has changed from 20 years ago," prompting debate among council members over whether the ordinance’s original purpose—Thackery said it was aesthetics—should yield to different rules for the historic district.

Director of Law Mark Feinstein pointed to legal complications between Section 1127 and Section 1137 of the municipal code and described the session as a precursor to redrafting the language to remove ambiguity. Feinstein cautioned the council about enforcement choices, noting concerns over "discretionary vs discriminatory enforcement" and whether action could be seen as "arbitrary or capricious." Steve Brune, vice chairman of the Downtown Design Review Board, said that "almost all businesses in the historic district have come before the Design Review Board," suggesting most operators are engaging with the review process.

Council members debated whether any revised signage standards should apply citywide or be tailored to individual districts. "If the City puts this in effect, it should be throughout the City," said Ms. Jumper; Mr. Thackery countered that a "one size fits all" code is inappropriate because districts have distinct goals. Ms. Truelove questioned the harm of violations and when enforcement should begin, while Crabill noted that some compliance happens organically when signs are replaced.

Council member Mrs. Collier urged that, once rules are revised, staff should send notices to current violators explaining the new rules and the timeline for corrections; Bean agreed. Feinstein said the City possesses zoning remedies for enforcement but reiterated the need to craft clear language and consistent processes to limit the risk of arbitrary enforcement.

The council did not take a formal vote at the work session; staff said the Planning Commission review and ordinance redraft would continue. The work session adjourned at 6:56 p.m.; the council’s next scheduled meeting is August 6, 2024, at 6:00 p.m.