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HomeMy WebLinkAbout03/26/2015 P&Z Minutes 08-15 1 MINUTES OF THE REGULAR MEETING OF THE PLANNING & ZONING COMMISSION CASE NO. PZ-08-15 Hearing Date: March 26, 2015 PROPERTY ADDRESS: 2200 S. Busse Rd. PETITIONER : Irv’s Luggage, Inc. PUBLICATION DATE: March 11, 2015 PIN NUMBER: 08-22-401-059-0000 REQUESTS: Variations to Window Sign Area, Free Standing Sign, & EMC MEMBERS PRESENT: Sharon Otteman William Beattie Keith Youngquist Jeanne Keuter Joseph Donnelly, Chair MEMBERS ABSENT: Agostino Fillipone Thomas Fitzgerald Norbert Mizwicki STAFF MEMBERS PRESENT: Consuelo Andrade, Senior Planner Janet Saewert, Neighborhood Planner INTERESTED PARTIES : Philip Wein, David Wein Chairman Donnelly called the meeting to order at 7:30 p.m. Commissioner Beattie made a motion to approve the minutes of the February 26, 2015 meeting; Commissioner Youngquist seconded the motion. The minutes were approved 4-0 with one Commissioner abstaining. After hearing three (3) additionalChairman Donnelly introduced Case PZ-08-15, 2200 S. Busse Road and stated it was Planning and Zoning Commission final. Ms. Andrade stated the Petitioner for PZ-08-15 is seeking Variations to the window sign area, freestanding sign, and electronic message center regulations. The Subject Property is located at the southwest corner of the Village on the west side of Busse Road, and is zoned I1 Limited Industrial PUD. It is bordered by the R4 Multi-Family Residence District to the north, the I1 Limited Industrial PUD District to west and south, the B-3 Community Shopping District and unincorporated Cook County to the east. Ms. Andrade further stated that the Petitioner also wants to replace the existing freestanding sign located along the east lot line with a new freestanding sign that includes an electronic message center (EMC). The new freestanding sign would measure 12’ in height and measure 108 square feet in area. The EMC would measure 72 square feet and consist of text and graphics in multiple colors. The exhibits indicate up Planning and Zoning Commission- March 26, 2015 PZ-08-15 Joseph Donnelly, Chair 2 to three lines of text would be displayed. Per the Petitioner’s exhibits, the electronic message center would be static and change on 30 second intervals. Ms. Andrade showed a table comparing the proposed signs to the Sign Code regulations and explained that variations to the window sign area, freestanding sign and electronic message center area, lines of changeable copy, and type of display are required. She further explained the window signs cover 87% of the window sign area when a maximum 40% is permitted. The freestanding sign would measure 108 square feet in area when a maximum of 75 square feet is permitted. The EMC would measure 72 square feet when a maximum of 37.5 square feet is permitted. The EMC would consist of up to three lines of text would be displayed when a maximum of two is permitted and text and graphics in multiple colors when the Village Sign Code requires uniformity in color, appearance, and font. Ms. Andrade summarized the standards for a variation to the Sign Code as the following: The sign allowed under code regulations will not reasonably identify the business; The hardship is created by unique circumstances and will not serve as a 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; and 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. Andrade stated Irv’s Luggage is a warehouse establishment that includes a limited retail showroom. Per the petitioner, the store is located in the southernmost part of Mount Prospect on a busy stretch of Busse Road and relies on signage to let the public know it has a retail showroom. The Petitioner states business has improved since installing the window signs. Ms. Andrade stated that Staff has reviewed the application and does not find the Petitioner’s requests to allow window signs to occupy eighty-seven percent (87%) of the window sign area and for a larger freestanding sign and EMC meet the Variation standards. The Variation requests will serve as a convenience to the petitioner. The presence of a retail establishment in the I1 Limited Industrial District does not constitute a hardship. The I-1 limited industrial district is intended to provide an area suitable for industrial, manufacturing, warehousing and research facilities. The retail use is permitted as an accessory use within the office and warehouse building. The signs allowed under code regulations would reasonably identify the business. Ms. Andrade stated Staff recommends that the Planning and Zoning Commission make a motion to adopt deny staff’s findings as the findings of the Planning and Zoning Commission and the following motions: "To approve: 1)A Variation to allow window signs to cover 87% of the window surface area. 2)A Variation to allow a freestanding sign measuring 108 square feet in area. 3)A Variation to allow an electronic message center measuring 72 square feet in area” She further stated that Staff is supportive of the Variation requests to allow an EMC with multiple colors and up to three lines of text, as these requests would be consistent with recent approvals of electronic message centers in the Village, such as the signs approved for Culvers and Langostino’s Seafood Restaurant. Planning and Zoning Commission- March 26, 2015 PZ-08-15 Joseph Donnelly, Chair 3 approve Staff recommends the Planning & Zoning Commission the following motions: 1)A Variation to allow an electronic message center with multiple colors. 2)A Variation to increase the number of lines of changeable copy from two (2) to three (3).” She stated that the Planning & Zoning Commission’s decision is final for this case. Chairman Donnelly swore in Philip Wein 2043 Sheridan Road Buffalo Grove, Illinois and David Wein 136 E. St. Andrews Deerfield, Illinois. They are the owners of the building and the business. David Wein gave a brief history of his family business and how it has contributed to the economic health of the local community. David Wein explained that the Subject Property was purchased to serve as a distribution center for their nine (9) remaining retail stores with a small retail store component. He further explained that because of the economic downturn they were forced all but two (2) of their locations. David Wein further explained that they needed to refocus their business because of this and stated that the retail component is very important to their current situation. David Wein stated that the new sign would cover one-hundred and eight (108) square feet where the current monument sign has a surface are of only fifty-four (54) square feet. He further stated that the existing sign doesn’t adequately identify the business and makes it difficult to attract new customers. David Wein stated that he averages fifty (50) phone calls a week from new customers stating they can’t find the store. He further stated that Addison Supply Company is located across the street in unincorporated Cook County. That business sign is almost three times as big and customers have no issue finding it. David Wein stated that a hardship exists because customers can’t see the sign that identifies the store. He further stated that granting the variance in order for a bigger sign is an absolute necessity and not a convenience. David Wein stated that they are requesting an electronic message center that covers more fifty percent (50%) of the sign face. He stated the variance for the larger electronic message center is needed because the business is setback over eighty feet (80 feet) from the street and is hard to identify. David Wein also stated that the tree line impairs the visibility even further in the spring and summer months. The enhanced message center will alert cars of the location in advance to the driveway which is not directly in front of the building. David Wein further explained that the message center will also display the merchandise sold in the store; he further explained that they have the largest repair department in the Midwest but has no way to communicate that to the public. David Wein stated that request to increase the window coverage an additional forty-seven percent (47%) of what is allowed is based on the same reasons for the variance requesting the larger surface area on the free standing sign. Planning and Zoning Commission- March 26, 2015 PZ-08-15 Joseph Donnelly, Chair 4 David Wein stated that the large window graphics were installed in 2010 and they have seen an increase in business and revenue since. He further stated he had no idea he was in violation and has since installed a new set of the graphics on the windows. David Wein stated that it was a complete shock when he received the violation after having the signs up for almost four (4) years. David Wein showed multiple examples of businesses using similar vinyl graphics in the Village and asked why they have been singled out. He concluded his presentation summarizing the reasoning behind the variation requests that he discussed earlier. There was general discussion between the board and the Petitioner about how difficult the location of the Subject Property is to find. Chairman Donnelly stated that electronic message center should help identify the business. Commissioner Youngquist asked if the showroom was located in the dome shaped part of the building. David Wein Stated that the offices are in that area and the showroom is in another area of the building. He further stated that window graphics also helps insulate the offices and shield the sun from the offices. Philip Wein stated that they never heard any issues from the Village when the first set of graphic where installed in 2010. He further stated that Adam from the Village would stop by periodically if they were in violation but had never commented on the window graphics as one of the violations. Chairman Donnelly stated that the electronic message center will be more beneficial for the business than the window signs. David Wein agreed if the electronic message sign were to get approved they would willing to remove the window coverings. He further explained that he has contracts with the luggage manufactures represented on the graphics that he needs to fulfill. Chairman Donnelly suggested they offer advertisement on the electronic message center to them; and stated that he understands the need for the electronic message center due to the unique characteristics of the Subject Property. The board and the Petitioners agreed that the electronic message center would be more beneficial to the Petitioner and in exchange the covered window surface would be back down to forty percent (40%). Chairman Donnelly asked if there were any further questions for the Petitioner, hearing none he opened the case to the public. Hearing no comments from the public he closed the public hearing portion of the case and brought discussion back to the board. Commissioner Beattie made a motion seconded by Commissioner Keuter to approve the following motions: 1)A Variation to allow a freestanding sign measuring 108 square feet in area. Planning and Zoning Commission- March 26, 2015 PZ-08-15 Joseph Donnelly, Chair 5 2)A Variation to allow an electronic message center measuring 72 square feet in area 3)A Variation to allow an electronic message center with multiple colors. 4)A Variation to increase the number of lines of changeable copy from two (2) to three (3).” UPON ROLL CALL AYES: Otteman, Beattie, Youngquist, Keuter, Donnelly NAYS: None The vote was approved 5-0. Commissioner Beattie made a motion seconded by Commissioner Youngquist to approve the following motion: 1)A Variation to allow window signs to cover 87% of the window surface area. UPON ROLL CALL AYES: None NAYS: Otteman, Beattie, Youngquist, Keuter, Donnelly The vote was denied 5-0. Commissioner Beattie made a motion seconded by Commissioner Keuter and the meeting was adjourned. _____________________________ Jenna Moder, Community Development Administrative Assistant Planning and Zoning Commission- March 26, 2015 PZ-08-15 Joseph Donnelly, Chair