Loading...
HomeMy WebLinkAbout01/24/2008 P&Z minutes 04-08 MINUTES OF THE REGULAR MEETING OF THE PLANNING & ZONING COMMISSION CASE NO. PZ-04-08 Hearing Date: January 24, 2008 PROPERTY ADDRESS: 1042 S. Elmhurst Road PETITIONER: Doyle Signs PUBLICATION DATE: January 9, 2008 PIN NUMBER: 08-14-204-023-0000 REQUEST: Variation - additional wall sign MEMBERS PRESENT: Richard Rogers, Chair Joseph Donnelly Marlys Haaland Ronald Roberts MEMBERS ABSENT: Leo Floros Keith Youngquist STAFF MEMBERS PRESENT: Judith Connolly, AICP, Senior Planner Andrew Skic, Building Inspector Ryan Kast, Administrative Assistant INTERESTED PARTIES: John E. Streetz, US Bank Chairman Richard Rogers called the meeting to order at 7:30 p.m. Marlys Haaland made a motion to approve the minutes of the October 25, 2007 meeting and Ronald Roberts seconded the motion. The minutes were approved 3-0 with Chairman Rogers abstaining. Joseph Donnelly made a motion to continue Case Number PZ-38-07 to the February 28, 2008 Planning and Zoning Commission meeting. Mr. Roberts seconded the motion. The motion was approved 4-0. After hearing three previous cases, Chairman Rogers introduced Case PZ-04-08, a request for a Variation for an additional wall sign at 1042 S. Elmhurst Road, at 9:23 p.m. Judith Connolly, Senior Planner, said the Subject Property is located on the west side of Elmhurst Road, between Golf and Huntington Commons Roads, and contains the Golf II Shopping Plaza with related improvements. The Subject Property is zoned B3 Community Shopping and is bordered by the B 1 Office District and Rl Single Family Zoning District to the north and west, a B3 Community Shopping Planned Unit Development and a R4 Multi-Family Planned Unit Development to the south, and a commercial/retail center located in Des Plaines to the east. Ms. Connolly stated the Petitioner proposes to install an additional wall sign for the US Bank facility located inside the Dominick's grocery store. However, Sec. 7.305.B.I of the Sign Code allows only one wall sign per establishment, unless there is a separate entrance from the exterior of the building. There are currently four wall signs on this elevation that relate to the grocery store. Dominick's previously received relief from the Village's Sign Code for the existing multiple wall signs and does not propose to eliminate any of those signs to accommodate the proposed US Bank sign. Therefore, they are seeking a Variation for the proposed US Bank wall sign. Richard Rogers, Chair Planning & Zoning Commission Meeting January 24, 2008 PZ-04-08 Page 2 Ms. Connolly said that the shopping center has an expansive elevation along Elmhurst Road and measures over 850 linear feet. Multiple tenants occupy the center with the Dominick's elevation measuring more than 250 linear feet. The sign band area that the proposed US Bank sign would be located is recessed from the Dominick's elevation and measures 25.65' x 14' (359.51 sq. ft.). The proposed US Bank wall sign measures 10.7' x 2.75' (29.5 sq. ft.) and would cover approximately 8% of the recessed area. Ms. Connolly stated that the required findings for sign variations are contained in Section 7.725 of the Village of Mount Prospect Sign Code. The section contains specific findings that must be made in order to approve a Variation and relate to: . 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 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 said the Petitioner notes in their application that the wall sign is needed to identify the US Bank facility inside the Dominick's grocery store. Staff discussed installing a window sign, which is permitted by the Sign Code. However, the Petitioner determined a window sign would be too small, provide minimal exposure, and would be difficult to see because the building was setback more than 300-feet from Elmhurst Road. Ms. Connolly stated in the past, the Village has granted relief for a similar request for 1 st Chicago when it located inside the former Dominick's located at Mt. Prospect Plaza (SRB-05-98). Also, the area for the proposed sign could be considered its own signable area because the area is recessed from the Dominick's elevation and the architectural character of the sign area could be interpreted as its own store frontage. Therefore, the request is in keeping with the intent of the Sign Code: one wall sign per street frontage. Ms. Connolly said based on the above analysis, the proposed sign meets the standards for a Variation as listed in Section 7.725 of the Village's Sign Code. Staff recommends the Planning & Zoning Commission approve the following motion: "To approve a Variation to allow an additional wall sign for US Bank, as shown on the Petitioner's exhibit prepared by MC Sign Company date stamped January 17, 2008 for the property at 1042 S. Elmhurst Road." Ms. Connolly stated that the Planning & Zoning Commission's decision is final for this case. Chairman Rogers confirmed with Staff that the bank is operating inside the grocery store. He asked if the sign was approved, could the Commission make it contingent on the bank operating within the store so if they do not operate in the store then the sign has to be removed. Ms. Connolly said that they could make it a condition of Variation approval. Chairman Rogers stated that this sign is only for US Bank, not for any other sign. Ms. Connolly asked what would happen if the bank merged and obtained another name; Chairman Rogers said a bank name change was permissible, but he cannot support another sign for the grocery store. Richard Rogers, Chair Planning & Zoning Commission Meeting January 24, 2008 PZ-04-08 Page 3 Joseph Donnelly asked if the sign is going to go where it is in the Petitioner's drawing and not where the temporary banner is currently located. Ms. Connelly confirmed that the drawing location is where the sign will be placed. Chairman Rogers swore in John E. Streetz, 232 Interstate, Addison, IL. Mr. Streetz said that he has requested a Variance for an additional sign at 1042 S. Elmhurst Road so US Bank could be properly identified on the exterior of the building. The sign itself is a set of individual channeled letters with neon illumination reading US Bank in their red, white, and blue colors. These are individually mounted. Mr. Streetz said he agrees with the Staff recommendation for the approval of the Variation and reiterated some of the comments made in the Staff summary. Chairman Rogers clarified for the Petitioner that the Variation would be exclusive to US Bank or any succeeding banks, and that the Variation is not applicable to signage for the grocery store. Mr. Streetz stated that this is something he could agree to. Chairman Rogers called for additional questions or comments; hearing none, the public hearing was closed at 9:32 p.m. Ronald Roberts made a motion to approve Case Number PZ-04-08, a request for a Variation for an additional wall sign subject to the sign being used only for a bank located inside the grocery store, at 1042 S. Elmhurst Road. Marlys Haaland seconded the motion. UPON ROLL CALL: AYES: Donnelly, Haaland, Roberts, Rogers NAYS: None Motion was approved 4-0. After hearing one additional case, Joseph Donnelly made a motion to adjourn at 10:08 p.m., seconded by Ronald Roberts. The motion was approved by a voice vote and the meeting was adjourned. . ", , - ./ /:/- . '. --' t ~';"'...,/~/'<' /..:t:.~: .,/i::/> . . Ryan Kas(, Comm~~ity'~evelopment Administrative Assistant H:\PLAN\Planning & Zoning COMM\P&Z 2008\Minutes\PZ.04-08 1042 S. Elmhurst Road (Wall Sign).doc