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HomeMy WebLinkAbout08/25/2011 P&Z Minutes 20-11MINUTES OF THE REGULAR MEETING OF THE PLANNING & ZONING COMMISSION CASE NO. PZ -20 -11 Hearing Date: August 25, 2011 PROPERTY ADDRESS: 999 N. Elmhurst Road PETITIONER: CLP /SPF Randhurst LLC, c/o Casto Lifestyle Properties PUBLICATION DATE: August 10, 2011 PIN NUMBERS: Multiple REQUEST: 1) Amendment to the Special Use for Signs Associated Nvith a Large Scale Development 2) Variation to Increase Illumination Levels for an Electronic Message Center MEMBERS PRESENT: Richard Rogers, Chair Joseph Donnelly Leo Floros Ronald Roberts Keith Youngquist Jacqueline Hinaber, Alternate MEMBERS ABSENT: William Beattie Theo Foggy STAFF MEMBERS PRESENT: Consuelo Andrade, Development Review Planner Brian Simmons, Deputy Director of Community Development INTERESTED PARTIES: Jim Conrov, Joe Dovle Chairman Rogers called the meeting to order at 7:30 p.m. Mr. DonnelIv made a motion, seconded by Mr. Youngquist to approve the minutes of the July 28, 2011 Planning & Zoning Commission meeting; the minutes Nvere approved 5 -0 Nvith Ms. Hinaber abstaining. After hearing one (1) previous case, Chairman Rogers introduced Case PZ- 20 -11, 999 N. Elmhurst Road at 8:33 p.m. Ms. Andrade said the Petitioner for PZ -20 -11 Nvas seeking approval to amend the Special Use for large scale development signs and a Variation to increase illumination levels for an electronic message center for the property located at 999 N. Elmhurst Road. Ms. Andrade stated the Petitioner received Special Use approval in 2008 for large scale development signs for the Randhurst Shopping Center, which included the corner monument sign at the Rand and Elmhurst intersection. Ms. Andrade said the Petitioner has redesigned the corner monument sign that Nvas approved as part of the original Special Use and proposed to install two (2) monument signs versus one at the Rand and Elmhurst intersection. The first monument sign Nvould highlight special events and identiA- Randhurst Village's tenants via an electronic message center. The second monument sign Nvould identIA- the AMC theatre and replace the existing AMC changeable copy sign. Since the proposed corner monument signs do not reflect the design or number as approved in the original Special Use in 2008, an Amendment of the Special Use is required. The existing Randhurst sign located at the base of the Nvater tower Nvould remain resulting in a total of three signs along the Rand Road frontage. Richard Rogers, Chair PZ -20 -11 Planning & Zoning Commission Meeting August 25, 2011 Page 1 of 5 Ms. Andrade stated the monument signs are over an existing twenty -four (24) inch storm sewer and near an existing Nvater main. The monument signs, including any overhang, Nvould be required to be relocated to comply Nvith a five (5) foot setback to any property line and utility. Ms. Andrade referenced a site plan that illustrated the number of existing and proposed freestanding signs along the public right- of- Nvays. The signs that Nvere labeled in blue represented existing monument signs that either identIA- Randhurst tenants or outlot businesses. The Petitioner's two (2) proposed signs Nvould increase the overall number of signs from ten (10) to twelve (12). Ms. Andrade showed an image that illustrated the original sign that Nvas approved as part of the Special Use. The original sign measured fifty (50) feet Nvide by just over fourteen (14) feet tall. The proposed signs Nvere designed to match the pylon signs recently installed at the four (4) entrances to the Randhurst Village shopping center. Each of the proposed signs Nvould measure fourteen (14) feet. The Randhurst monument sign Nvould measure 1939 feet Nvide and the AMC sign Nvould measure 20.45 feet Nvide. Ms. Andrade said he Petitioner would be required to provide landscaping at the base of each sign that met code requirements. Ms. Andrade referenced the folloNving table: Ms. Andrade stated the table compared the original sign proposal Nvith the revised signs. The original sign measured 715 square feet, which is over 400 square feet than the proposed signs. The Randhurst sign Nvould measure 271.46 square feet and the AMC sign Nvould measure 286.3 square feet. The original sign identified six (6) tenants. The proposed Randhurst sign Nvould not include any tenant panels, but Nvould include an electronic message center where special events and tenants Nvould be identified. Ms. Andrade said the electronic message center would occupy twenty- -nine (29) percent of the overall monument sign area, which is under the Sign Code's maximum fifty- (50) percent alloNvable area for electronic message centers. Per the Petitioner, the electronic message center would provide a display period of approximately three (3) seconds. The Village has previously supported intervals of up to six (6) seconds between messages, but not three (3) seconds. Ms. Andrade stated the text Nvould be required to be uniform in color, appearance, and font. Flashing text or animated graphics are not allowed per the Village Sign Code. Ms. Andrade said per the Petitioner, the electronic message center would operate Nvithin the permitted illumination between dusk to daN -,n, but not during daylight hours. The electronic message center would provide an illumination of 7,500- 10,000 nits during daylight hours when the Code limits it to a maximum of 5,000 nits. The Petitioner Nvas seeking a Variation to increase the permitted illumination from 5,000 nits up to 10,000 nits during daylight hours. Ms. Andrade stated that Staff found the Petitioner's proposed signs to be reasonable as the signs Nvould be consistent Nvith the existing pylon signs currently placed at the four (4) primary entrances to the shopping center. Staff found the Variation to increase the permitted illumination levels not Nvarranted. Richard Rogers, Chair PZ -20 -11 Planning & Zoning Commission Meeting August 25, 2011 Page 2 of 5 Original Corner ID Sin Proposed Randhurst Sign Proposed AMC Sign Height 14.33 ft. 14 ft. 14 ft. Width 50 ft. 19.39 ft. 20.45 ft. Area 715 s .ft. 271.46 s .ft. 286.3 s .ft. Number of Tenants Identified 6 none I (AMC Electronic Message Center n/a 77.67 s .ft. n/a Ms. Andrade stated the table compared the original sign proposal Nvith the revised signs. The original sign measured 715 square feet, which is over 400 square feet than the proposed signs. The Randhurst sign Nvould measure 271.46 square feet and the AMC sign Nvould measure 286.3 square feet. The original sign identified six (6) tenants. The proposed Randhurst sign Nvould not include any tenant panels, but Nvould include an electronic message center where special events and tenants Nvould be identified. Ms. Andrade said the electronic message center would occupy twenty- -nine (29) percent of the overall monument sign area, which is under the Sign Code's maximum fifty- (50) percent alloNvable area for electronic message centers. Per the Petitioner, the electronic message center would provide a display period of approximately three (3) seconds. The Village has previously supported intervals of up to six (6) seconds between messages, but not three (3) seconds. Ms. Andrade stated the text Nvould be required to be uniform in color, appearance, and font. Flashing text or animated graphics are not allowed per the Village Sign Code. Ms. Andrade said per the Petitioner, the electronic message center would operate Nvithin the permitted illumination between dusk to daN -,n, but not during daylight hours. The electronic message center would provide an illumination of 7,500- 10,000 nits during daylight hours when the Code limits it to a maximum of 5,000 nits. The Petitioner Nvas seeking a Variation to increase the permitted illumination from 5,000 nits up to 10,000 nits during daylight hours. Ms. Andrade stated that Staff found the Petitioner's proposed signs to be reasonable as the signs Nvould be consistent Nvith the existing pylon signs currently placed at the four (4) primary entrances to the shopping center. Staff found the Variation to increase the permitted illumination levels not Nvarranted. Richard Rogers, Chair PZ -20 -11 Planning & Zoning Commission Meeting August 25, 2011 Page 2 of 5 Ms. Andrade said based on the analysis, Staff recommended that the Planning & Zoning Commission approve the motion to allow two monument signs that included one (1) electronic message center. Staff recommended that the Planning & Zoning Commission deny the Variation request to increase the illumination levels for the electronic message center. Chairman Rogers confirmed Nvith Staff that the Petitioner Nvould not be alloNved to show movie previews on the message board. He clarified that Staff recommended a six (6) second interval on the message board instead of a three (3) second interval. Mr. DonnelIv discussed a previous zoning case from 2011 that addressed the issue of monument signs being installed Nvithin utility easements. Ms. Andrade confirmed that there Nvere utilities along the Rand Road property line and the Petitioner Nvould be required to setback the proposed signs at a minimum of five (5) feet from anV utility. She stated that the site plan as originally presented Nvould need to be updated since it does not reflect the setback. Chairman Rogers asked if the existing foundation in place for the existing AMC sign could be used for the proposed new AMC sign. Ms. Andrade stated that the foundation could not be used and the proposed AMC sign Nvould need to be moved. Chairman Rogers swore in Jim Conroy, 55 E. Euclid, Mount Prospect, Illinois. Mr. Conroy stated that there is a large storm seNver that is located Nvhere the proposed signs Nvould be installed. He understood the desire not to have anv additional load placed on the utility. Mr. Conroy believed there is an effective Nvav to straddle the pipe and not bear anv load on the utility. He said that he Nvould comply Nvith the five (5) foot setback, but Nvould prefer the flexibility to investigate the ability to design the sign Nvithout bearing the load on the utility. Mr. Conrov stated that he discussed the electronic message board Nvith sign designer Mike Mallon. He discussed how the technology has evolved in regards to signs and sign ordinances. Mr. Conroy said that he Nvould comply Nvith the nighttime requirements of the Village Code, but requested an exception during the day. He discussed how sunn -,T days Nvould have an effect on the sign. Mr. Conroy stated that the sign Nvould only be at its highest illumination level if even-thing in the background Nvas Nvhite. Mr. Conrov discussed a photo cell in the proposed sign that Nvould automatically regulate the illumination. He said the sign Nvould adjust the illumination levels based on Nveather conditions (sunny / cloudy day). Mr. Conroy stated that the proposed sign Nvould not show moving graphics, but it Nvould show logos for Randhurst's tenants. He stated the sign Nvould give representation on Rand Road for those businesses located on Main Street Nvithin the development. The sign Nvould also announce special events for Randhurst Village. Mr. Conrov discussed the time intervals between messages on the proposed sign. He said the sign designer stated that two (2) to three (3) seconds Nvould be an appropriate length of time for the intervals. Mr. Conroy stated that six (6) seconds Nvere too stale. Mr. Roberts asked Mr. Conrov if he Nvould be okay Nvith 7,500 nits for the da -, -time. Mr. Conrov said that a maximum 10,000 nits Nvere requested, Nvith the sign only using approximately sixty (60) percent of the illumination level. Chairman Rogers said that the Village Nvas trying to limit the brightness of the signs. He believed the Petitioner could get messages out Nvithin the permitted 5,000 nits. Chairman Rogers stated in previous Nears that the Planning and Zoning Commission Nvorked Nvith local sign companies to establish the maximum illumination levels. Chairman Rogers swore in Joe Doyle, Doyle Sign Company, 232 W. Interstate Road, Addison, Illinois. Mr. Dovle stated that he Nvas not personalIv involved Nvith Nvorking Nvith the Village on establishing illumination levels, but his company could have been a consultant. He explained how the light levels Nvere previously Richard Rogers, Chair PZ -20 -11 Planning & Zoning Commission Meeting August 25, 2011 Page 3 of 5 established for the maximum levels that signs use to be able to reach, however technology has advanced. Mr. Dovle discussed how Nveather impacts signs during dad -mime hours. Mr. Roberts stated how important it Nvas for the proposed sign to be able to adjust to Nveather conditions. There Nvas discussion regarding illumination levels of signs in surrounding communities and the ability to dim the proposed sign. Mr. Doyle discussed how signs are dimmed manually and Nvith the new photo cell technology. Chairman Rogers stated that if the higher illumination levels Nvere granted, then the Village Nvould lose control. He understood that the Petitioner Nvants the maximum exposure, but there are safety issues in regards to the sign. Mr. Donnelly asked if the proposed signs Nvould be the final signs for the development. Mr. Conroy stated there Nvould be additional directional signs added once traffic reaches the Subject Property. Mr. Donnelly asked if there Nvould be an -,T additional signage at the east entrance along Kensington Road. Mr. Conroy said that initially Pylon Sign A Nvould be located there, but it Nvas moved due to the storm seNver and fiber optic lines being located there. He stated that the Village Board suggested moving the pylon sign by the Costeo signal. Mr. Conroy discussed the approval process Nvith tenants in regards to moving the sign. He said the only concern came from JeNvel who Nvanted to identIA- access from Kensington doN -,n the east drive. Mr. Conroy stated that a directional sign is in the Nvorks to be placed at the east Kensington Road entrance, but it Nvould need to be approved by JeNvel. Mr. Donnellv discussed the potential for additional signage when the outlets are occupied. Mr. Conroy believed there Nvould oniv be an additional N,-o (2) to three (3) signs added to the subject property. There Nvas additional discussion regarding the various signage on the Subject Property. Mr. Conroy explained the various tenants' needs for signage in relation to the development. He stated the proposed AMC sign Nvould be smaller than the existing ground sign. It Nvould match other signage Nvithin the development. Mr. Donnelly said that he preferred one sign along Rand Road instead of two signs. Mr. Youngquist understood that signs could be built over public utilities and easements to not increase the load. He discussed a previous zoning case (Lube Pros) that required the five (5) foot setback from the public utility and stated that the Petitioner Nvould need to comply Nvith the setback requirement. Mr. Conroy stated that the storm sewer along Rand is private and oN -,ned by Randhurst. He believed that it is not located Nvithin an easement. Mr. Youngquist said he Nvas not aware that the seNver Nvas owned by Randhurst. There Nvas additional discussion regarding Nvater detention and utilities on the subject property. Mr. Simmons stated that the utilities are all on private property and maintained by the Petitioner. He said in regards to the original Planned Unit Development agreement, Public Works requested that the access rights to the property be addressed and the utilities Nvould be platted within easements folloNving the completion of the project so the area could be accessed. Mr. Simmons confirmed Nvith Mr. Donnelly that the Village Nvould have rights to the easements. There Nvas additional discussion regarding the proposed signs being placed over a utility Chairman Rogers asked if there Nvas anyone else in the audience to address this case. Hearing none, he closed the public portion of the case at 8:48 p.m. and brought the discussion back to the board. Mr. Floros asked the Petitioner which of the conditions he Nvould like to see eliminated. Mr. Conrov stated he Nvould like to see the request for the six (6) second interval on the electronic message board be reduced to three (3) seconds. He said the other requirements listed in the Staff report Nvere fair. Mr. Donnellv did not understand the need for something flashing every three (3) seconds for the proposed sign. Mr. Roberts believed it Nvas in the best interest of the Petitioner to identiA- the time interval needed for the intersection at the subject property. There Nvas additional discussion regarding the time interval. Richard Rogers, Chair PZ -20 -11 Planning & Zoning Commission Meeting August 25, 2011 Page 4 of 5 Mr. Roberts made a motion, seconded by Mr. Floros to approve an Amendment to the Special Use for Large Scale Development Signs granted in Ordinance No. 5705, and amended in Ordinance No. 5 82 1, for the Randhurst Village Planned Unit Development to allow two monument signs, including one Electronic Message Center sign, as illustrated on the plans prepared by Doyle General Sign Contractors dated April 19, 2011, subject to the conditions of approval A, B, C, D, and F as listed in the Staff Report. UPON ROLL CALL: AYES: Donnelly, Floros, Hinaber, Roberts, Youngquist, Rogers NAYS: None Motion Nvas approved 6 -0. The Village Board's decision is final for this case. Mr. Roberts made a motion, seconded by Mr. Floros to approve a modified condition of approval E to read "Messages shall not change more frequentIv than once every three (3) seconds." UPON ROLL CALL: AYES: Floros, Hinaber, Roberts, Youngquist NAYS: Donnelly, Rogers Motion Nvas approved 4 -2. The Village Board's decision is final for this case. Mr. Floros made a motion, seconded by Mr. Youngquist to approve a Variation to increase illumination levels for an electronic message center from 5,000 nits to 10,000 nits during daylight hours. UPON ROLL CALL: AYES: Floros, Youngquist NAYS: Donnelly, Hinaber, Roberts, Rogers Motion Nvas denied 4 -2. The Village Board's decision is final for this case. After hearing one (1) additional case, Mr. Donnelly made a motion, seconded by Mr. Roberts to adjourn at 9:47 p.m. The motion Nvas approved by a voice vote and the meeting Nvas adjourned. Rvan Kast, Community Development Administrative Assistant Richard Rogers, Chair PZ -20 -11 Planning & Zoning Commission Meeting August 25, 2011 Page 5 of 5