Loading...
HomeMy WebLinkAbout03/27/2014 P&Z Minutes 02-14 MINUTES OF THE REGULAR MEETING OF THE PLANNING&ZONING COMMISSION CASE NO.PZ-02-14 Hearing Date: March 27, 2014 PROPERTY ADDRESS: 1701-1753 W. Golf Road PETITIONER: Wally's Market PUBLICATION DATE: March 12,2014 PIN NUMBER: 08-15-203-010-0000 REQUEST 1) Variation to allow a changeable copy sign combined with a multi-tenant sign 2) Variation to increase the number of permanent items of information from 6 to 14 3) Variation to increase the number of lines of changeable copy from 2 to 4 4) Variation to allow an electronic message center consisting of multiple colors MEMBERS PRESENT: Joseph Donnelly, Chair Tom Fitzgerald William Beattie Keith Youngquist Jacqueline Hinaber Jeanne Kueter MEMBERS ABSENT: Sharon Otteman STAFF MEMBERS PRESENT: Consuelo Andrade, Senior Planner INTERESTED PARTIES: Wally's Market Chairman Donnelly called the meeting to order at 7:30 pm. Commissioner Hinaber made a motion, seconded by Commissioner Beattie to approve the minutes of the January 23, 2014 Planning and Zoning Commission Meeting; the minutes were approved 5-0 with one Commissioner abstaining Chairman Donnelly introduced Case PZ-02-14, 1701-1753 W. Golf Road and stated the case was Planning and Zoning Commission Final. Ms. Andrade stated the Petitioner for PZ-02-14 is seeking sign Variations for a freestanding sign for the shopping center known as 1701-1753 West Golf Road. Ms. Andrade stated the Subject Property is located at the southeast corner of Golf and Busse Roads intersection and is zoned B3 Community Shopping and currently has two freestanding signs on each street frontage. Planning and Zoning Commission March 27, 2014 Meeting 1 Joseph Donnelly, Chair PZ-02-14 Ms. Andrade explained that the Petitioner wants to replace the existing freestanding sign located along Golf Road which is a multi-tenant freestanding sign that includes five(5)tenant panels. Ms. Andrade further explained that the new sign would be a combination of a multi-tenant sign and an electronic changeable copy sign. She explained that Village Sign Code does not allow changeable copy signs to be combined with multi-tenant signs. Therefore, the Petitioner is seeking a Variation to allow a changeable copy sign combined with a multi-tenant sign. Ms. Andrade stated that the sign would consist of five (5) permanent tenant panels that would include up to fourteen (14) permanent items of information when the maximum permitted is six(6). The top tenant panel would include two items of information. The remaining four tenant panels would each include up to three items of information. Ms. Andrade stated that the Petitioner is also seeking a Variation to increase the number of changeable copy lines. The proposed sign would include up to four(4) lines of electronic changeable copy when the Village Sign Code allows a maximum of two(2) lines. Ms. Andrade stated the Petitioner's exhibits indiacated the changeable copy sign would consist of a graphic and text on a white background. She explained that the graphic would be multiple colors while the text would be in a different color. Ms. Andrade stated that since the Village's Sign Code requires uniformity in color, appearance, and font, the Petitioner is requesting a Variation to allow an electronic message center consisting of multiple colors. Per the Petitioner,the graphic would be fixed. Ms. Andrade showed the following table comparing the proposed freestanding sign with the Sign Code Regulations. She stated that the proposed sign will comply with the height, area, setback, and landscape requirements, but needs Variations to allow the combination of multi-tenant panels and an electronic changeable copy, to increase the number of items of information, the lines of changeable copy, and allow a multi-color graphic. Code Regulations Proposed Sign Either Multi-Tenant or Changeable copy signage shall Type of Sign Changeable Copy not be combined with multi- tenants Height Max. 12' 12' Area Max. 75 sq.ft. 64.6 sq.ft. Setbacks Min. 5' 9.7' Landscaping Min. 129.2 sq.ft. ±150 sq.ft. Permanent Items of Information Max. 6 14 Changeable Copy Area Max. 32.31 sq.ft. (50%) 28.7 sq.ft. (44.36%) Lines of Changeable Copy Max. 2 4 Planning and Zoning Commission March 27, 2014 Meeting 2 Joseph Donnelly, Chair PZ-02-14 Display Uniformity in color, Multi-color graphic and text appearance,and font Ms. Andrade stated that the required findings for sign variations are contained in Section 7.725 of the Village of Mount Prospect Sign Code. A summary of the findings include: • The sign allowed under code regulations will not reasonably identify the business; • The hardship is created by unique circumstances and not serve as a convenience to the petitioner, and is not created by the person presently having an interest in the sign or property; • The variation will not be materially detrimental to the public welfare or injurious to other property or improvements in the neighborhood; and • The variation will not impair visibility to the adjacent property, increase the danger of traffic problems or endanger the public safety, or alter the essential character of the neighborhood; and be in harmony with the spirit and intent of this Chapter. Ms. Andrade stated that per the petitioner, Wally's Market would like to improve its visibility but maintain the existing tenant panel identification. She further explained the Petitioner did not want, to install a changeable copy sign without the tenant panels as it would limit the identification of the tenants currently identified. The proposed would provide the additional visibility Wally's Market is seeking while not reducing the identification of the existing tenants. Ms. Andrade stated that Staff understands the Petitioner's desire to increase visibility; however, it does not constitute a hardship. The alleged hardships presented in this case have been created directly by the Petitioner's own interest in the property and not by the zoning code. There are no unique conditions on the Subject Property which would not exist for other shopping centers located within the Village. Therefore, Staff is not supportive of the Variation requests to allow a changeable copy sign combined with a multi-tenant sign. Ms. Andrade further stated that the Subject Property currently benefits from two freestanding signs because it is a corner lot. She further explained that the Petitioner has the option of having either a multi- tenant sign or a changeable copy sign,but not one that combines both. Ms. Andrade stated there currently are no changeable copy signs combined with a multi-tenant sign within the Village. She explained that Staff feels the existing wall signs and a freestanding sign that complies with the Village Sign Code would reasonably identify the tenants. Ms. Andrade stated the Village has not supported requests for differing colors in the past (PZ-16-12 Northwest Assembly of God); however, sign Variations were supported for Randhurst Village (PZ-20- 11)to include multiple colors on an electronic message center sign with the condition that messages with multiple colors be limited to trademarked corporate logos of tenants of the shopping center. She further stated that Randhurst Village development is unique due to the scale and layout of the development and the subject request does not fit the criteria used to support this previous variation request. Ms. Andrade stated that based on Staff s analysis, staff does not feel the requests meet the Variation standards and recommends the Planning&Zoning Commission denial of the following motions: Planning and Zoning Commission March 27, 2014 Meeting 3 Joseph Donnelly,Chair PZ-02-14 "To approve: 1) A Variation to allow a multi-tenant sign combined with a changeable copy sign; 2) A Variation to increase the number of permanent items of information from six(6)to fourteen (14); 3) A Variation to increase the number of lines of changeable copy from two(2)to four(4);and 4) A Variation to allow a changeable copy sign consisting of multiples colors." The Planning&Zoning Commission's decision is final for this case. Chairman Donnelly asked the board if they had any questions for Staff. Commissioner Beattie asked if the current sign was existing non-conforming. Ms.Andrade confirmed the current sign was existing non-conforming. Chairman Donnelly asked if they are asking to change both signs. Ms. Andrade stated that the Petitioner would only change the sign located on Golf Road and the existing sign along Busse would remain the same. Chairman Donnelly stated there were currently electronic signs in the neighborhood and asked if there had to be a minimum distance between them. Ms. Andrade stated that there has to be at least six-hundred (600) feet in between signs if the display change is less than thirty(30) seconds. She further explained the proposed sign would change at a rate of thirty(30) seconds or more. Chairman Donnelly swore in Michael Mulika, 4731 West Golf Road Mount Prospect, Illinois; Thomas Budzik 211 South Maple, Prospect Heights; and John Miller from Deluxe Sign, 23856 West Andrew Road in Plainfield. Mr. Budzik stated that he was the architect assisting on the project and that the Petitioner would like to remodel an existing freestanding sign by improving the aesthetics. He stated that the current sign has two masonry piers that would be changed into a single monolithic masonry pier and additional landscaping would be added to conform to zoning requirements. Mr. Budzik stated the main change that requires the Variations was the sign box. He explained the structural elements would remain but the center sign box would be changed. He stated that the sign would consist of five(5)fixed tenant panels with a central LED(electronic changeable copy sign) in the center. Mr. Budzik stated that he would like to discuss the requests in two different groupings. The first two variation requests deal with combining the multi-tenant sign and the electronic copy sign, and the second two requests mainly deal with the content that is on the electronic copy sign. Planning and Zoning Commission March 27, 2014 Meeting 4 Joseph Donnelly,Chair PZ-02-14 Mr. Budzik stated the increase of content on the electronic copy sign is supposed to convey an easy comprehensible message that someone can pick up as they are driving. He explained the request to use more than two lines of text would help achieve this goal. Mr. Budzik explained that given the size of the electronic portion of the sign(44"inches tall),he believes, multiple short lines of text is much more comprehensible than two longer lines of text with more information. Mr. Budzik explained the request for four (4) lines of copy would allow for a letter height of six inches (6")with padding around the letters. Mr. Budzik stated the graphic would help make the message instantly recognizable. He explained that Wally's Market would be purchasing and installing the signs but will allow other tenants to run ads. Mr. Budzik showed an example of what one ad would look like. He explained the tenant name would be at the top, on the bottom left would be a graphic pertaining to the ad, and on the right would be the actual written message. Mr. Budzk stated the graphics will be simple non-animated and blend in with the background of the sign. Mr. Budzik stated that the second portion of the variances relate to combining a multi-tenant sign with an electronic message board. He explained that Wally's Market is trying to preserve the existing identification for the existing tenants,but are also trying to simplify the overall look of the sign. Mr. Budzik explained the idea is to keep the fixed five tenant signs as simple as possible and include the immediate value the electronic message center has to offer. Mr. Budzik explained the Petitioner is bound by the current regulations and is simply trying to improve upon what already exists. Commissioner Fitzgerald asked the Petitioner if they have spoken with Staff on improving the existing sign location and possibly placing an additional sign at the west entrance on the property in order to separate the electronic component from the multi-tenant sign. Mr. Budzik stated there hasn't been any discussion about separating the two components. Chairman Donnelly asked the Petitioner if they have reviewed any other possibilities with Staff and commented that the current sign in place is non-conforming to the Village's Sign Code. Mr. Budzik stated that they have spoken with Staff and that they understand the current sign is non- conforming due to the amount of articles of information. Chairman Donnelly explained that the sign on Busse is also non-conforming and gave a brief history as to why the sign code has changed over the years. Chairman Donnelly stated that he doesn't see a need for the tenant panel signs because the building signs are prominent and easily seen from the street. Planning and Zoning Commission March 27, 2014 Meeting 5 Joseph Donnelly, Chair PZ-02-14 Mr. Budzik stated the Petitioner is willing to eliminate the multi-tenant sign if that is the deciding factor on approval. He explained that they would like to have some identification signs for the other tenants; however,they are flexible and open to suggestions. Commissioner Fitzgerald asked if the Petitioner would consider keeping the existing sign location as multi-tenant and place an additional electronic copy sign on the entrance further west on Golf Road. Ms. Andrade stated one freestanding sign is permitted per street frontage, which the Subject Property already has and would not be able to add an additional sign on the west entrance. Chairman Donnelly also mentioned that there already is an electronic message center located on the property that belongs to CVS; however, it is not included in the drawings for this proposal. Chairman Donnelly also stated that the Planning and Zoning Commission gave CVS permission to have the electronic message center based on the fact that Wally's Market didn't have one. Commissioner Youngquist asked how the original sign became non-conforming. Ms. Andrade responded that it could have been a number of different reasons as to how the sign became non-conforming. Commissioner Youngquist stated that he isn't in favor of the size of the new proposed sign and that it creates a visual barrier for the cars that would be pulling in and out of the parking lot. He also stated he wasn't in favor of adding and additional non-conforming sign to the property when there are already two present. Chairman Donnelly stated he would like the Petitioner to spend some time with Staff and come up with alternative proposal that addresses the current condition of the entire site. Commissioner Beattie asked Staff when the last time the sign ordinance has been changed. He stated that it seems technology is changing and maybe the ordinances aren't keeping up with the current trends. Chairman Donnelly stated, originally signs couldn't be within 600 feet of one another and was on a first come first serve basis when it came to electronic message centers. He stated that Black Cow was able to add one on the corner across the street because by definition it is only a"message sign". Chairman Donnelly stated that the Petitioner could put a message sign on the Subject Property; however, they are requesting something that has more graphics and color. Mr. Budzik stated that it would still be considered an electronic changeable copy sign not an electronic message board. He stated he would like to get some feedback regarding the multiple lines of text and the use of graphics because that is something they would like to pursue regardless if it is a multi-tenant sign or not. Chairman Donnelly stated that the biggest problem with the static signs is that after they are in for a little while they no longer stay static. He explained that the proposed sign mainly has a white background with a colored graphic and at certain times throughout the day could be very blinding. Planning and Zoning Commission March 27, 2014 Meeting 6 Joseph Donnelly,Chair PZ-02-14 Chairman Donnelly suggested that the Petitioner meet with Staff again and come up with another proposal that address the issues presented. Commissioner Youngquist stated that he liked the fact the sign changes in thirty (30) second intervals which will appear to be less distracting. The other Commissioners agreed that was a positive attribute of the proposal. Chairman Donnelly stated that he sees the value the project would add to the property and its tenants. Mr. Budzik stated he would be willing to continue the case to the April meeting in order to have a chance to address the issues the Planning and Zoning Commission has with the project. Commissioner Youngquist asked if Wally's Market is going to charge the other tenants in order to advertise on the sign. Mr. Mulinka stated that some tenants would be charged and others have agreements with Wally's Market to provide their advertisements. There was general discussion on what the advertisements would include for the tenants that have agreements with Wally's Market. Chairman Donnelly closed the public hearing portion of the meeting and Commissioner Hinaber made a motion seconded by Commissioner Youngquist to continue the case to April's Planning and Zoning meeting. UPON ROLL CALL AYES: Fitzgerald, Beattie,Youngquist, Hinaber,Keuter, Donnelly NAYS:None The motion to continue the case to April's Planning and Zoning meeting was approved 6-0. Chairman Donnelly stated this is Planning and Zoning Final. Jenna Moder Community Development Administrative Assistant Planning and Zoning Commission March 27, 2014 Meeting 7 Joseph Donnelly, Chair PZ-02-14