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HomeMy WebLinkAbout09/27/2007 P&Z minutes 32-07 MINUTES OF THE REGULAR MEETING OF THE PLANNING & ZONING COMMISSION CASE NO. PZ-32-07 Hearing Date: September 27,2007 PROPERTY ADDRESS: 1300 West Northwest Highway PETITIONER: Jere M. Teed / CEDA Northwest Self-Help Center - Inc. PUBLICATION DATE: August 8, 2007 PIN NUMBERS: 03-33-400-019-0000 REQUEST: Variation - Maximum Amount of Lines of Changeable Copy Text MEMBERS PRESENT: Richard Rogers, Chairperson Joseph Donnelly Leo Floros Marlys Haaland Ronald Roberts Keith Youngquist MEMBERS ABSENT: Mary McCabe STAFF MEMBERS PRESENT: Judith Connolly, AICP, Senior Planner Ellen Divita, Deputy Director of Community Development INTERESTED PARTIES: Terry Morgan Chairman Richard Rogers called the meeting to order at 7:30 p.m. Leo Floros made a motion to approve the minutes of the July 26, 2007 meeting and Joe Donnelly seconded the motion. The minutes were approved 3-0, with Marlys Haaland, Ronald Roberts, and Keith Youngquist abstaining. After hearing three previous cases, Chairman Rogers introduced Case PZ-33-07, a request for Variation at 1300 West Northwest Highway at 9:50 p.m. Judy Connolly, Senior Planner, stated that the Subject Property is located near the intersection of Northwest Highway and Waterman Avenue, and contains a single-story office building. The Subject Property is zoned Bl Office and is bordered by the B 1 Office District to the northeast and CR Conservation Recreation District to the southeast. Ms. Connolly showed exhibits illustrating the overall area of the sign will measure fifty-four square feet, and will have a maximum height of eleven feet. The sign will be setback five feet from the property line as required by Code. The sign will display the logo and phone number for CEDA and three lines for changeable copy text. The base of the sign will also be landscaped as required by Code. The existing freestanding sign for the Subject Property, located south of the driveway entrance, will be removed. Ms. Connolly said the required findings for sign variations are contained in Section 7.725 of the Village of Mount Prospect Sign Code. She summarized the specific findings that must be made in order to approve a variation as: . The sign allowed under code regulations will not reasonably identify the establishment; . The hardship is created by unique circumstances and not serve as 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 Richard Rogers, Chairman Planning & Zoning Commission Meeting September 27,2007 PZ-33-07 Page 2 property or improvements in the neighborhood; . 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. Connolly stated that the Petitioner is seeking relief from the Sign Code regulation which limits the maximum number of lines for changeable copy text to two lines. The Petitioner is requesting three lines of changeable copy text for the proposed freestanding sign. Staff found that the design of the proposed signs would not create a negative impact on adjacent properties, increase the danger of traffic problems or endanger the public safety. Ms. Connolly said there does not appear to be a hardship, unique to the Subject Property, creating the need for an additional line of changeable copy text. When the Sign Code was updated in 1993, the maximum number of lines for changeable copy text was set to a maximum of two lines. Needing a third line to display the services offered by CEDA Northwest would serve as convenience to the Petitioner. Since the Sign Code update, applicants for sign permits incorporating changeable copy text, have been required to have a maximum of two lines of changeable copy text. Ms. Connolly stated that there are still existing legal non-conforming signs throughout the Village, with more than two lines of changeable copy text. The owners or beneficial users of these nonconforming signs are allowed to maintain such signs in good condition and repair, provided that said signs shall not be changed or altered in any manner including face changes; shall not be changed to another nonconformity; shall not be expanded; shall not be structurally altered to prolong its useful life; or shall not be moved in whole or part to any other location where it would remain nonconforming. If the owners or beneficial users were to apply for a sign permit with the Village for any of these before mentioned alterations to their signage, they would be required to comply with the Sign Code and reduce their signage to two lines of changeable copy text. Ms. Connolly said based on the above analysis, the proposed sign does not meet the standards for a Variation. Staff recommends the Planning & Zoning Commission deny the following motion: "To approve a Variation to allow three lines of changeable copy text from the maximum amount of two lines of changeable copy text for a freestanding sign for the property at 1300 W. Northwest Highway." The Planning & Zoning Commission's decision is final for this case. There were no questions for Staff. Chairman Rogers swore in Terry Morgan, representing CEDA Northwest at 1300 West Northwest Highway, Mount Prospect, Illinois. Chairman Rogers asked why the Petitioner is requesting 3 lines of changeable text on the proposed sign. Mr. Morgan stated that CEDA offers a multitude of programs and having the extra line of text would better allow them to promote the services they offer. He said they had explored the option of an electronic message board, but it was cost prohibitive. He said it would be a hardship for the organization to purchase the electronic message board. The third line of text on the free standing sign would be a great benefit to them. He said CEDA is not advertising tangible goods, but services to better the community and he is hoping the Commission will approve this third line of text on their sign. Chairman Rogers said the Village has been working on signs for a number of years to get oversize signs removed and this request will be very difficult for the Commission to approve. Keith Youngquist stated that the proposed relocation of the monument sign seems that the existing landscaping may obstruct the view of the sign. There was general discussion regarding the placement of the sign. Joseph Richard Rogers, Chairman Planning & Zoning Commission Meeting September 27, 2007 PZ-33-07 Page 3 Donnelly said the current location is obstructed by power poles, so the new location may be intended to get the sign out of the sight of the utility pole. There was general discussion regarding the scale of the signs in the exhibits and whether the Petitioner should revise the drawings and come back to the Commission. Marlys Haaland stated that she is not sure the third line of text would be helpful with the high rate of speed that traffic passes by. Chairman Rogers called for additional questions or comments; hearing none, the public hearing was closed at 10:12 p.m. Keith Youngquist made a motion to approve the Variation for three lines of changeable text on a sign at 1300 West Northwest Highway, as presented by Staff. Ronald Roberts seconded the motion. Ronald Roberts stated that he would rather see a sign with three lines of text versus an electronic message board. He said the Commission needs to trust the Petitioner to best promote their business and locate their sign as their programs need. He said he is inclined to make an exception to the Sign Code for this type of business; they are providing services to the community, not selling goods. Mr. Donnelly said he is inclined to vote in favor of the Variation, based on the fact that this is an organization promoting the services they offer to the community. He asked if the Petitioner is asking for a Variation on the size of the sign. Ms. Connolly said the sign face is actually smaller than what the code allows, so the Variation is just for the third line of changeable text. Mr. Youngquist said the Commission is not voting on the location of the sign. Ms. Connolly said the Petitioner may want to work with their sign installer to work on the location, based on Commission comments tonight. Leo Floros stated that he concurs with Mr. Roberts and supports this request for this type of organization. Chairman Rogers stated that most of the three line signs are at churches, so this use falls into that category, but he is still not in favor of setting this type of precedent for signage in the Village. Marlys Haaland said she concurs with the Commission and approves of this Variation for this type of service organization. UPON ROLL CALL: AYES: Donnelly, Floros, Haaland, Roberts, Youngquist, Rogers NAYS: None Motion was approved 6-0. After hearing two additional cases, Joseph Donnelly made a motion to adjourn 11: 17 p.m., seconded by Ronald Roberts. The motion was approved by a voice vote and the meeting was adjourned. Stacey Dunn, Community Development Administrative Assistant C:\Documcnts and Settings\kdewis\Local Settings\Temporary Internet Files\OLK6B\PZ-32..()7 1300 W NW Hwy ~ CEDA sign,doc