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HomeMy WebLinkAbout05/28/2015 P&Z Minutes 05-15 1 MINUTES OF THE REGULAR MEETING OF THE PLANNING & ZONING COMMISSION CASE NO. PZ-05-15 Hearing Date: May 28, 2015 PROPERTY ADDRESS: 1050 Mt. Prospect Plaza PETITIONER : Ross Dress for Less Inc., c/o James Babowice Trobe, Babowice & Associates, LLC PUBLICATION DATE: March 11, 2015 PIN NUMBER: 03-35-301-058-0000 REQUESTS: Variation-Window Sign Area MEMBERS PRESENT: Agostino Filippone Sharon Otteman Thomas Fitzgerald William Beattie Keith Youngquist Jeanne Kueter Norbert Mizwicki Joseph Donnelly, Chair MEMBERS ABSENT: None STAFF MEMBERS PRESENT: Consuelo Andrade, Deputy Director Janet Saewert, Neighborhood Planner INTERESTED PARTIES : Ross Dress for Less Inc., c/o James Babowice Trobe, Babowice & Associates, LLC Susan Miller, Ross Dress for Less Chairman Donnelly called the meeting to order at 7:31 p.m. Commissioner Youngquist made a motion to approve the minutes of the April 23, 2015 meeting; Commissioner Beattie seconded the motion. The minutes were approved 4-0 with four (4) Commissioners abstaining. Chairman Donnelly introduced Case PZ-05-15, 1050 Mt. Prospect Plaza and stated it was Planning and Zoning Commission final. Ms. Andrade stated that this case appeared before the Planning and Zoning Commission on March 26, 2015 and was continued. She explained the Petitioner has modified the Variation request based on a revised window sign proposal for Ross Dress for Less located at 1050 Mount Prospect Plaza. Ms. Andrade explained that the window signs currently occupy one hundred percent (100%) of the window surface area. The updated window sign proposal indicates the window sign located to the left of the brick column would measure 54.8 % of the window surface area and the window sign located to the right of the brick column would measure 45.8% of the window surface area. Planning and Zoning Commission- May 28, 2015 PZ-05-15 Joseph Donnelly, Chair 2 She further stated that each window sign requires Variation approval. The Village Sign regulations allow window signs to cover no more than forty percent (40%) of the window surface area. Ms. Andrade stated that Staff has reviewed the updated proposal and found the standards for a Sign Variation have not been met. She further stated that the reasons for larger window signs presented by the Petitioner which include a desire to be consistent with the national design package, to screen the storage areas, and the presence of an expansive window surface area do not constitute hardships. Ms. Andrade stated that the physical characteristics of the Subject Property are not unique and do not justify the need for larger window signs and that other commercial storefronts in the Village also consist of expansive windows and national retailers. Ms. Andrade stated that based on these findings, staff recommends that the Planning and Zoning Commission make a motion to adopt staff’s findings as the findings of the Planning and Zoning Commission’s and deny the following motion: “To approve: A variation to allow a window sign located to the left of the brick column to cover 79 sq. ft. or 54.8 % of the window surface area and a second window sign located to the right of the brick column to cover 171sq.ft. or 45.8% of the window surface area, as shown in the window sign proposal prepared by Bill Moore & Associates dated 03/30/15.” She stated the Planning & Zoning Commission's decision is final for this case Chairman Donnelly swore in Jim Babowice and Susan Miller 411 Old Oak Circle Algonquin, Illinois from Ross Dress for Less. Mr. Babowice explained to the commission that the part of the building to the east of the main entrance was once another retail establishment which has been incorporated in to Ross Dress for Less. Mr. Babowice stated that if the existing windows and door panels were blacked out it would make the storefront look vacant. He further explained because of the unique nature of the mall, Ross has attempted to utilize an attractive set of images. Chairman Donnelly asked if the images will be changed out according the season. Mr. Babowice stated they are permanent and will not be changed out according to the season. He also stated they took some of the Commissioners’ comments from the last meeting and changed the color of the solid panels to be more appealing and removed the store logos from the images. Mr. Babowice also stated the images don’t reflect what is being sold in the store. He further explained the images from the transoms and door panels have been removed which decreased the window coverage to 45.8% to the east of the brick column and 54.8% coverage to the west of the brick column. He clarified that Ross is requesting a variance of 5.8 % for the area to the east and a variance of 14.8% for the area to the west. Planning and Zoning Commission- May 28, 2015 PZ-05-15 Joseph Donnelly, Chair 3 Commissioner Beattie asked what Ross Dress for Less was using that portion of the building for. Ms. Miller stated that currently the space is used for shelf storage and doesn’t believe there are any plans to expand the retail into that area. Chairman Donnelly asked if Ross were to expand into that area would the window graphics be taken down. Ms. Miller stated she didn’t have the authority to make those decisions. Commissioner Fitzgerald asked what prohibits decreasing the coverage using the current designs to forty percent (40%) and not having to pursue the variation process. Mr. Babowice stated the window design company shrunk the images down to the smallest most attractive size possible in order to get as close to the forty percent (40%) as possible. Commissioner Fitzgerald asked what would be covering the glass panel doors. Mr. Babowice stated the solid window covering will be a brownish color which will match closely to the brick façade. Commissioner Fitzgerald asked if it was possible to increase the solid brown covering in order to get the graphics smaller and closer to the forty percent (40%) maximum. Mr. Babowice explained the request that was re-submitted had taken in consideration the lowest possible window coverage with still looking presentable. Commissioner Mizwicki asked if there was any intentions to putting the Ross logo back on the opaque part of the window. Mr. Babowice and Chairman Donnelly both stated that there won’t be any changes to what is approved. Ms. Andrade stated if the request is approved then a condition stating the design would be approved as shown on the exhibit of the revised proposal. Commissioner Beattie asked if the images would go away if Ross decided to use the vacant space as retail space. Ms. Miller stated only one other store has expanded in the Chicago market and they had a different setup with hardly any windows. She stated she wouldn’t know if the window coverings would come down if the store were to expand. There was general discussion regarding the vast improvement of the re-submittal plans. Commissioner Youngquist stated that the new plans are more appealing and that he can support the variance because they are serving the purpose of covering an unsightly view. Commissioner Beattie asked how the coverings are applied to the window. Ms. Miller stated the current graphics are applied on the inside of the windows. Planning and Zoning Commission- May 28, 2015 PZ-05-15 Joseph Donnelly, Chair 4 Mr. Babowice stated he didn’t know if the new graphics would be affixed in the same way. Chairman Donnelly asked if there was anyone in the audience to address the issue. Hearing none he brought the discussion back to the board. Hearing no other discussion from the board Commissioner Youngquist made a motion seconded by Commissioner Beattie to approve the following motion: “To approve: A variation to allow a window sign located to the left of the brick column to cover 79 sq. ft. or 54.8 % of the window surface area and a second window sign located to the right of the brick column to cover 171sq.ft. or 45.8% of the window surface area, as shown in the window sign proposal prepared by Bill Moore & Associates dated 03/30/15.” UPON ROLL CALL AYES Otteman, Fitzgerald, Beattie, Younquist, Kueter, Donnelly NAYS Mizwicki The request was approved 6-1. The Planning and Zoning Commissions decision is final for this case. After hearing two (2) additional cases Commissioner Otteman made a motion seconded by Commissioner Beattie and the meeting was adjourned at 9:30 pm. ________________________________________ Jenna Moder, Community Development Administrative Assistant Planning and Zoning Commission- May 28, 2015 PZ-05-15 Joseph Donnelly, Chair