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HomeMy WebLinkAbout12/14/2006 P&Z minutes 35-06 MINUTES OF THE REGULAR MEETING OF THE PLANNING & ZONING COMMISSION CASE NO. PZ-35-06 Hearing Date: December 14,2006 PROPERTY ADDRESS: 1621-29 S. Busse Road & 1630-58 W. Algonquin Road PETITIONER: Commitrust, LLC (Chuck Martin of Culvers Restaurant) PUBLICATION DATE: November 29,2006 PIN NUMBER: 08-23-100-012-0000 REQUESTS: 1) Special Use: Off Premise Business Identification Sign (Sec. 7.330.E) 2) Variation: benefiting lot already has frontage on arterial road (Sec. 7.330.EA) MEMBERS PRESENT: Arlene Juracek, Chairperson Joseph Donnelly Leo Floros Marlys Haaland Ronald Roberts Richard Rogers Keith Youngquist Mary Johnson, Alternate STAFF MEMBERS PRESENT: Judith Connolly, AICP, Senior Planner Ellen Divita, Deputy Director, Community Development Department INTERESTED PARTIES: Mark Toberman, Gavin Kleespies, Marilyn Genther, Scott Moon, Ted Funovitz Chairperson Arlene Juracek called the meeting to order at 7:31 p.m. Richard Rogers moved to approve the minutes of the November 22, 2006 meeting and Keith Youngquist seconded the motion. The motion was approved 5-0, with Joseph Donnelly and Arlene Juracek abstaining. Richard Rogers made a motion to continue case PZ-30-06 to the January 25, 2007 Planning and Zoning Commission Meeting. Keith Youngquist seconded the motion. The motion was approved 7-0. After hearing three previous cases, Chairperson Juracek introduced Case Number PZ-35-06 at 9:57 p.m.; a request for a Special Use and Variation. Judith Connolly, Senior Planner, stated that the Subject Property is located on the north side of Algonquin Road, east of Busse Road, and contains a retail center. The Subject Property is zoned B3 Community Shopping and is bordered on all sides by the B3 District. There is a cross access easement between the Subject Property and the adjacent lot. Ms. Connolly said the Petitioner operates a Culvers Restaurant on the adjacent lot. The Culvers Restaurant is part of a Planned Unit Development (PUD) that was approved in November 2003. The PUD allows for three businesses: the Culvers Restaurant at 1501 W. Dempster Street, an office building at 1531 W. Dempster Street and a bank with a drive-thru at 1601 S. Busse Road. She stated that the Petitioner is seeking approval to install a freestanding, 3-panel tenant sign on the Plaza United property. The proposed sign would benefit the business approved per the PUD. Arlene Juracek, Chairperson Planning & Zoning Commission Meeting December 14, 2006 PZ-35-06 Page 2 Ms. Connolly stated that there is a cross access agreement for the Plaza United site and the Culvers PUD. The agreement was recorded as part of an earlier development agreement and is still applicable. She said in addition to the cross access agreement, Terraco Inc., the developer of the PUD project, procured approval from the Plaza United owner for the proposed freestanding tenant sign. She said the sign is intended to inform Algonquin Road drivers of the adjacent development, and the Algonquin Road drive has recently been improved so the two sites are linked through the reconstruction of the drive aisle and parking area. She stated that since Plaza United contains a day care center, a gate and a speed hump will be installed in the near future (before the sign is installed) to minimize pedestrian/vehicle conflicts. The gate will be used when children from the day care center are outside, crossing the drive aisle to arrive at their play area. Ms. Connolly said the proposed freestanding sign would be located on the eastside of the Algonquin Road driveway, almost 20 feet from the driveway curb and more than 8 feet from the lot line. The brick sign base would be no more than 3 feet from grade and the overall sign height would not exceed 12 feet. She stated that the signface measures 72 square feet and would be used by no more than three tenants. Until the other two tenants are secured, the Petitioner proposes to include two lines of changeable copy text to advertise the frozen custard flavor of the day. Ms. Connolly stated that Plaza United has an existing freestanding sign. However, the proposed 3-tenant sign would be located approximately 480 feet away from this sign and the proposed sign would be directed towards Algonquin Road traffic. In comparison, the existing Plaza United sign was issued under a Busse Road address and is directed towards Busse Road traffic. Ms. Connolly said that in order for the Planning & Zoning Commission to approve the proposed sign, they have to find the request meets the standards listed in the Sign Code. She summarized these standards and stated that the Petitioner's request meets standards except that the lot on which the business to be benefited by the off premises sign must not have any frontage on an arterial street. She stated that the Petitioner is requesting relief from that standard to allow the proposed sign and notes in their application that it would be a hardship for the Dempster/Busse development if the sign were not allowed as the development would not be able to adequately direct traffic from Algonquin Road to the development. Ms. Connolly stated that Staff found the situation unique because the Subject Properties front onto three arterial roads. She said the Algonquin Road access can minimize the amount of traffic at the already high volume traffic signals. Also, the proposed sign would be located a significant distance from the existing Plaza United sign, which would create minimal visual clutter. Measures such as installing the speed humps and gates will be taken to ensure safety for the day care. Ms Connolly said in addition, the signage permitted on the Dempster Street and Busse Road frontages is not visible to Algonquin Road travelers. In fact, the manner in which the Plaza United development is sited prevents vehicles traveling on Algonquin Road from seeing the adjacent development. Therefore, the requested relief is in keeping for the Sign Code's intent primarily because the proposed sign encourages "a viable economic environment through uniform control of signs." Also, the proposed sign would facilitate "effective communication between the public and the environment through signs which are appropriate for the type of street on which they are located." Ms. Connolly stated that based on the above analysis, Staff recommends the Planning & Zoning Commission approve the following motion: "To grant approval of: 1) Special Use: Off Premise Business Identification Sign (Sec. 7.330.E) and 2) Variation: benefiting lot already has frontage on arterial road (Sec. 7.330.EA) Arlene Juracek, Chairperson Planning & Zoning Commission Meeting December 14, 2006 PZ-35-06 Page 3 for the property at 1621-29 S. Busse Road & 1630-58 W. Algonquin Road benefiting the properties located at 150 I & 1531 W. Dempster Street and 1601 S. Busse Road, Case Number PZ-35-06." The Planning & Zoning Commission's decision is final for this case. Chairperson Juracek called for questions for Staff. Richard Rogers stated he has concerns regarding the access road and the daycare's playground. Ms. Connolly said she understands the daycare will have a gate that will be placed across the access road when the children are crossing. Chairperson Juracek stated that she drove by the area and the gates are in place. Chairperson stated she would like some historical information on the site and the drive aisle. Ms. Connolly stated that the drive aisle was in place at the time of the Terreco/Culvers PUD. There was general discussion regarding the drive aisle use. Chairperson Juracek swore in Chuck Martin representing Culvers and Dan Wander, representing Terreco. Mr. Martin stated that the drive aisle was approved as part of the original PUD. He said the sign was not addressed at that time because the easement agreement was not in place with Plaza United. He stated he shares the same concerns for the day care children and the customers to the area; however the gate, speed humps and signs provide adequate safety measures. Mr. Wander stated that the gate swings across the entire width of the access road and secures in place, to provide a stable barrier when the children are crossing. Mr. Donnelly asked if the gate blocks traffic at the crosswalk from both directions. Mr. Wander stated that the gate blocks northbound traffic from Algonquin and there are speed humps and signs stopping the southbound traffic. Mr. Rogers asked how often the children crossed the drive aisle. Mr. Martin did not know the exact schedule of the daycare center. Mr. Martin stated that he anticipates the new signage increasing business 5-10%, translating to an additional five- to-ten cars during peak times. He said that averages out to one car every six to ten minutes during their peak time. He stated the peak times at Culvers generally do not coincide with the times the children would be crossing the drive aisle. There was general discussion regarding the hours of operation of the restaurant versus the hours of operation of the daycare center. Mr. Rogers asked if the potential increase in business supports the additional signage. Mr. Martin stated that this Culvers location has the lowest drive-thru count in all of Northern Illinois. He stated that this new sign on Algonquin will promote the impulse customer and let people know that the Culvers is there. Chairperson Juracek for called for additional comments from the audience. Hearing none, the public hearing was closed at 10:20 p.m. Joseph Donnelly made a motion to approve a Special Use granting an off-premise business identification sign and a Variation benefiting a lot that already has frontage on arterial road. Marlys Haaland seconded the motion. for the property at 1621-29 S. Busse Road & 1630-58 W. Algonquin Road benefiting the properties located at 1501 & 1531 W. Dempster Street and 1601 S. Busse Road, Case Number PZ-35-06. UPON ROLL CALL: A YES: Donnelly, Floros, Haaland, Roberts, Rogers, Youngquist, Juracek NAYS: None Motion was approved 7-0. Arlene Juracek, Chairperson Planning & Zoning Commission Meeting December 14, 2006 PZ-35-06 Page 4 Marlys Haaland made a motion to adjourn at 10:22 p.m., seconded by Keith Youngquist. The motion was approved by a voice vote and the meeting was adjourned. Stacey Dunn, Community Development Administrative Assistant C:\Documenls and Settings\kdewis\Local Seltings\Temporary Internet Filcs\OLK6B\PZ-35-06 150] Dempster. SU-offpremisc sign doc